6 Hazel Grove, Loughboy, Kilkenny, R95 E4FN
4 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 4 Bed · 2 Bath · 99m² · House
Market Position
Priced Above Local Sales
At €345,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 6mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 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.
Price Distribution Analysis
4 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 is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 11% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€345,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
6 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Outrath Court, Outrath Rd, Kilkenny, Kilkenny | 2025-01-30 | 114m² | |
| 45 St Francis Tce, Kilkenny, Kilkenny, Kilkenny | 2025-07-21 | 84m² |
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 Energy Savings: The B3 BER rating offers estimated annual energy cost savings of €700-€1,000 compared to a D-rated property of similar size, estimated at €1,800-€2,200 annually.
Size Efficiency: With 4 bedrooms and 2 bathrooms spread over 99m², the property offers a density of 24.75m² per bedroom, which is efficient for a family-sized home.
Value Optimization Potential: Upgrading the B3 BER to a B2 could cost approximately €2,000-€3,000 and potentially increase the property's market value by €4,000-€6,000, offering a modest return on investment.
Hypothesis: While the B3 BER is respectable, the relatively high asking price for this 99m² property suggests that buyers may be expecting closer to an A-rated BER for such a premium, or a larger property size for the price, indicating a potential mismatch in buyer perception of value optimization based on energy efficiency and overall square footage.
Amenities
Transport Connectivity: Loughboy benefits from proximity to Kilkenny Bus Station, serving multiple regional routes, and is approximately a 25-minute walk or short drive to Kilkenny Train Station for national rail services.
Local Retail Hub: The area is well-served by retail facilities including Dunnes Stores and Aldi supermarkets within a 1km radius, offering convenient grocery shopping.
Family & Healthcare Access: Within a 2km radius are numerous primary and secondary schools such as St. John's Junior School and Kilkenny College, alongside St. Luke's Hospital for healthcare needs.
Hypothesis: Given the strong provision of amenities like multiple supermarkets, schools, and hospital access within walking or short driving distances, the property's value is likely more sensitive to broader market trends than specific hyper-local amenity improvements, suggesting that any future price appreciation will be driven by overall Kilkenny housing demand rather than new amenity developments in Loughboy itself.
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.