Angler's Rest, High Street, Inistioge, Co. Kilkenny, R95 H6T8
0 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 5 Bed · 2 Bath · 118m² · House
Market Position
Limited Transaction Data
At €295,000, we cannot reliably position this property — no comparable closed sales were found within 1.5km. 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 0 comparable transactions within 1.5km 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
0
Transactions Analysed
Within 1.5km
—
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
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: A C3 BER rating suggests potential for improvement; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Details
- Spacious Configuration: With 5 bedrooms and 118m² of space, this property offers a good size for families, exceeding the median of 3 bedrooms within a 100km radius.
- Value Optimization: While the BER is C3, the property's 5 bedrooms offer significant living space that aligns with a higher-tier market segment, potentially justifying a premium if refurbished.
- Hypothesis: The current C3 BER rating, while not ideal, offers a tangible opportunity for value enhancement through targeted energy efficiency upgrades, which could unlock a significant return on investment given the property's size and configuration, outperforming properties with higher initial BER ratings that offer less scope for improvement.
Amenities
Local Transport: Inistioge is served by Bus Éireann route 360, providing connectivity to Kilkenny city and surrounding towns, with the nearest train station being Kilkenny (approx. 25km).
Details
- Community Services: Within the village, amenities include The Watermill Restaurant, The Woodstock Hotel, and the local Post Office, contributing to a self-sufficient village environment.
- Natural Amenities: The property's location in Inistioge offers direct access to the River Nore for fishing and water activities, along with proximity to Woodstock Estate and Gardens, enhancing lifestyle appeal.
- Hypothesis: The relatively limited direct public transport links to major urban centers from Inistioge suggest that property value appreciation in this area may be more closely tied to the quality of local natural amenities and the desirability of a rural lifestyle, rather than commuter convenience, making it a strong prospect for lifestyle buyers.
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.