47 Glenvale, Ballyragget, Co. Kilkenny, R95 YY16
5 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 5 Bed · 3 Bath · 160m² · Detached
Market Position
Priced Within Local Sold Range
At €350,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 16mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €350,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €15 check before a €350,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 5 verified local sales · Low confidence
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Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the size-adjusted median. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
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Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
16 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 42 Glenvale, Ballyragget, Kilkenny, Kilkenny | 2024-12-13 | 145.8m² | |
| 65 Glenvale, Ballyragget, Kilkenny, Kilkenny | 2024-12-20 | 169m² |
Transactions within a 5.0km radius and 36-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 C3 Energy Efficiency: The C3 BER rating suggests moderate energy efficiency; an upgrade to B2 could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Spacious Family Home: At 160m², this 5-bedroom, 3-bathroom detached house offers ample space, aligning well with the needs of a larger family.
Value Optimization Opportunity: Investing in energy efficiency upgrades from C3 to a B-rating could potentially reduce annual energy costs by €300-€600 compared to current levels, making the property more attractive and cost-effective long-term.
Hypothesis: Given the C3 BER rating and the substantial size of the property, the primary driver for future value increase will be energy efficiency upgrades, with potential for a significant return on investment as buyers increasingly prioritize lower running costs.
Amenities
Limited Local Public Transport: While Ballyragget is served by Bus Éireann routes connecting to Kilkenny City, there are no direct Luas, DART, or commuter train stations within immediate proximity, requiring travel to Kilkenny for rail access.
Essential Local Services: Ballyragget offers core amenities including St. Patrick's Boys National School, St. Mary's Girls National School, local shops, and healthcare facilities such as a doctor's surgery and pharmacy, supporting daily needs.
Proximity to Kilkenny City: The property's location outside Dublin means reliance on Kilkenny City (approximately 20km away) for a wider range of retail, entertainment, educational institutions (e.g., St. Kieran's College, Loreto Secondary School), and healthcare (e.g., St. Luke's Hospital).
Hypothesis: The balance of essential local services in Ballyragget, combined with the manageable distance to Kilkenny City's broader amenities, creates a lifestyle appealing to those seeking a quieter, family-oriented environment with access to urban conveniences, potentially driving sustained demand for properties like this.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.