1 Main Street, Ballyhale, Co. Kilkenny, R95 V2P6
1 homes sold nearby. See what they went for — and what to bid on this one.
€125,000 · 2 Bed · 1 Bath · 70m² · End of Terrace
Market Position
Limited Transaction Data
At €125,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 24 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Statistical Confidence · Low
1
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Whites Castle, Knocktopher, Co Kilkenny, Kilkenny | 2025-08-20 | 112m² |
Transactions within a 3.0km radius and 24-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Upgrade Potential: Upgrading this G-rated BER property to a B2 rating could cost an estimated €8,000-€12,000, with a potential increase in property value of €15,000-€20,000, representing a worthwhile investment.
Energy Cost Differential: A G-rated BER property like this will incur annual energy costs estimated at €1,800-€2,200, significantly higher than the €800-€1,200 for B-rated properties of similar size in the area.
Size Efficiency: With 70m² of living space, this 2-bedroom, 1-bathroom end-of-terrace property offers a relatively compact footprint, typical for its type, but offers 35m² per bedroom, which is adequate for the local market.
Hypothesis: Given the significant cost of upgrading from a G to a B2 BER rating (€8,000-€12,000), the property's current low asking price of €125,000 is likely factoring in these substantial future improvement costs for a potential buyer.
Amenities
Transport Access: Ballyhale is served by Bus Éireann route 360, providing connectivity to Kilkenny city and surrounding towns, though direct links to major transport hubs like train stations or Luas stops are not immediately proximate.
Local Services: Within Ballyhale, residents have access to essential amenities such as a local post office, a small convenience store, and St. Joseph's National School, catering to immediate daily needs.
Healthcare Proximity: The nearest significant healthcare facilities, including St. Luke's Hospital, are located in Kilkenny city, approximately a 20-minute drive away, with local pharmacies available in nearby larger villages.
Hypothesis: The G BER rating, combined with limited direct public transport links to major employment centres and the reliance on Kilkenny city for major healthcare and retail, suggests that the primary buyer demographic for this property will likely be those seeking a more rural lifestyle or a lower entry price point for property ownership.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.