ballykeeffe, kilmanagh, ballykeefe, co. kilkenny, r95 w5h0
2 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Limited Transaction Data
At €185,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 4mo 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 2 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
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
4 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballykeeffe, Kilmanagh, Kilkenny, Kilkenny | 2025-11-21 | — | |
| Damma Upper, Ballycallan, Kilkenny, Kilkenny | 2023-11-30 | 77.4m² |
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 Upgrade Opportunity: With a D2 BER rating, upgrading this 120m² detached property to a B2 rating could cost between €8,000-€12,000, potentially adding €15,000-€20,000 to its market value and reducing annual energy costs.
Details
- Energy Cost Savings: A D2 BER rating implies estimated annual energy costs of €1,800-€2,200, a significant difference compared to €800-€1,200 for B-rated properties of similar size, offering €1,000-€1,400 in potential annual savings post-upgrade.
- Spacious Layout Potential: At 120m² with only 2 bedrooms and 1 bathroom, this detached property offers exceptionally large living spaces, providing flexibility for re-configuration or adding an en-suite bathroom to enhance appeal and value.
- Hypothesis: The property's generous 120m² footprint for only 2 bedrooms, combined with its D2 BER, suggests a prime candidate for a strategic renovation to reconfigure the layout for additional bedrooms or bathrooms, which, coupled with energy upgrades, could significantly outstrip the investment cost due to the strong demand for family homes in the wider 10km radius.
Amenities
Rural Connectivity: While public transport options are limited to local link services, the property's location offers convenient car access to Kilkenny City (approx. 15km), providing essential urban amenities and broader connectivity.
Details
- Local Family Facilities: The area is well-served by Kilmanagh National School and Kilmanagh Childcare, providing essential educational and early childhood services within close proximity for families.
- Essential Services Access: Access to daily needs includes local shops within Kilmanagh village, with comprehensive shopping, healthcare at St. Luke's General Hospital, and various retail centres readily available in nearby Kilkenny City.
- Hypothesis: The property's location in Ballykeeffe, balancing rural tranquility with reasonable proximity to Kilkenny City, positions it as an ideal retreat for families seeking a community-focused lifestyle, potentially attracting buyers looking for a slower pace of life who are willing to commute for work, thereby driving steady demand for such properties.
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.