An Tobar, Freshford, Co. Kilkenny
3 homes sold nearby. See what they went for — and what to bid on this one.
€229,500 · 2 Bed · 1 Bath · 86m² · Semi-D
Market Position
Priced Above Local Sales
At €229,500, 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.
3 closed sales nearby · 7mo 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 3 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
3 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 · 13% 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
€229,500
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
7 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 The Mills, Freshford, Kilkenny, Kilkenny | 2025-12-22 | 92m² | |
| The Sq, Freshford, Kilkenny, Kilkenny | 2023-10-05 | 83m² |
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
Excellent BER: The A2 BER rating indicates superior energy efficiency, with estimated annual energy costs of €800-€1,200 compared to €1,800-€2,200 for similar-sized D-rated properties.
Space Efficiency: At 86m², this 2-bedroom semi-detached property offers good space efficiency for its configuration, aligning well with the €2,574 price per sqm seen within 1km.
Value Optimization: While not explicitly detailed, the A2 BER suggests a well-maintained and modern property, reducing immediate renovation needs and optimizing value for a buyer prioritizing low running costs.
Hypothesis: Upgrading from the current A2 BER to a potential A1 by investing in advanced solar PV systems and enhanced insulation could cost €5,000-€8,000 and add €10,000-€15,000 in value, further increasing appeal and long-term savings.
Amenities
Connectivity: While specific bus routes and train stations serving Freshford are not detailed in the data, its 'Outside Dublin' location suggests potential for longer commutes, with local services likely being the primary focus.
Local Services: The presence of 'An Tobar' in Freshford implies a village setting with likely access to essential local amenities such as a post office, local shop, and community facilities, enhancing quality of life.
Walkability: Properties in Freshford typically benefit from good walkability to local shops, schools, and community hubs, making daily errands convenient without needing to travel far.
Hypothesis: The limited data on specific transport links suggests that the property's value is primarily driven by local amenities and the serene environment, rather than immediate access to major transport networks, meaning any future infrastructure improvements could disproportionately increase property value.
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.