Annamult House, Stoneyford, Co. Kilkenny, R95 H2K5
0 homes sold nearby. See what they went for — and what to bid on this one.
€2,350,000 · 9 Bed · 8 Bath · 735m² · Detached
Market Position
Limited Transaction Data
At €2,350,000, 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 Unknown Cost: With a BER rating of SI_666 (Unknown), upgrading to a B2 rating could cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and improving marketability.
Details
- Vast Scale, Potential Dilution: The 735m² size is considerably larger than the median 3 bedrooms and 2 bathrooms found within 100km (median beds: 3, median baths: 2), suggesting that while spacious, its extensive scale might not be efficiently utilized or valued by the general market.
- Value Optimization Need: The property's 9 bedrooms and 8 bathrooms, while offering significant capacity, are far beyond the typical market demand indicated by median metrics (3 beds, 2 baths within 100km), suggesting a need for potential reconfiguration or marketing towards specialized uses to optimize value.
- Hypothesis: The significant discrepancy between the property's ultra-large size and extensive bedroom/bathroom count and the typical market profile (smaller homes, 3 beds, 2 baths) suggests that the property's current configuration may limit its appeal and value, and that future value growth would likely be driven by a strategic repositioning or division of the property rather than general market appreciation.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas stops, or DART stations listed as serving Stoneyford, Co. Kilkenny, R95H2K5, indicating a strong reliance on private transport for connectivity.
Details
- Sparse Local Services: Specific educational facilities, healthcare access points, shopping centers, and lifestyle amenities are not detailed in the provided data for this immediate rural location, suggesting a need for travel to larger towns for services.
- Remote Lifestyle Focus: The property's location outside Dublin, in a rural setting, indicates a focus on a quieter lifestyle with limited immediate access to urban conveniences, requiring significant travel for amenities typically found in towns like Kilkenny city.
- Hypothesis: The lack of readily available public transport and documented local amenities in Stoneyford suggests that the property's value and desirability are driven almost entirely by its intrinsic characteristics and private land, rather than by its proximity to external services or its potential for easy commuting to major employment hubs.
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.