8 Chestnut Drive, Brookfield, Ballyhale, Co Kilkenny, R95 D267
1 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 3 Bath · 108m² · Terrace
Market Position
Limited Transaction Data
At €275,000, 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 18 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
9 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 18-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
Efficient BER: The B3 BER rating indicates good energy efficiency, likely resulting in annual energy costs of approximately €1,600-€2,000, compared to €2,000-€2,600 for a D-rated property of similar size.
Cost-Effective Upgrades: Upgrading the BER from B3 to a B1 or A-rated status could potentially cost €6,000-€10,000 and might increase the property's value by €10,000-€15,000, representing a strong return on investment.
Adequate Space: With 108.0m² and 3 bedrooms/3 bathrooms, the property offers a good balance of space for a family, aligning well with typical requirements for modern homes.
Hypothesis: While the B3 BER is commendable, focusing on a targeted upgrade to an A-rating, costing an estimated €8,000, could position this property to attract a premium of up to 7% over similar B3 rated homes in the current market, especially if comparable sales show a growing preference for top-tier energy efficiency.
Amenities
Limited Public Transport: There is no specific mention of direct bus routes, train stations, Luas, or DART stops serving Ballyhale in the provided data, indicating potential reliance on private transport.
Basic Local Services: Information on specific schools, shops, healthcare, and lifestyle amenities in Ballyhale is not detailed in the provided data, suggesting a need for further investigation into local offerings.
Connectivity Gaps: The lack of specific transport infrastructure details suggests that connectivity to larger urban centres might be challenging, potentially impacting commuter convenience.
Hypothesis: Given the lack of explicit transport links, the value of this property is likely highly dependent on the perceived quality of life and community within Ballyhale itself, meaning a strong local network of schools, shops, and recreational facilities could significantly offset the lack of public transport, creating a unique appeal for those seeking a more rural lifestyle.
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.