Ballynolan, Freshford, Three Castles, Co. Kilkenny, R95 K279
4 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 2 Bath · 117m² · Detached
Market Position
Significantly Above Local Sales
At €495,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 12mo 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 4 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
4 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 · 94% 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
€495,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
12 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Balhealy, Tullaroan, Kilkenny, Kilkenny | 2024-05-31 | 175m² | |
| Liss, Tullaroan, Kilkenny, Kilkenny | 2023-06-14 | 227m² |
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 Efficiency: With a C3 BER rating, annual energy costs are estimated to be around €1,400-€1,800, compared to €800-€1,200 for an A-rated property of similar size.
Upgrade Potential: Upgrading the C3 BER rating to a B2 could cost approximately €7,000-€10,000 and potentially increase the property's value by €10,000-€15,000.
Space Configuration: The 117.0m² size with 3 bedrooms and 2 bathrooms is a standard configuration for detached family homes in Ireland.
Hypothesis: A targeted €10,000 investment in insulation and heating system upgrades could elevate the BER rating from C3 to B2, potentially unlocking an additional €15,000 in market value and reducing annual energy bills by €400-€600.
Amenities
Transport Links: Specific public transport options such as local bus routes or train stations serving Ballynolan, Freshford are not provided in the raw data, suggesting potentially limited direct connectivity.
Local Services: The raw data does not specify any educational facilities, healthcare access, shopping centres, or lifestyle amenities in the immediate vicinity of Ballynolan, Freshford.
Rural Setting: The property is located outside Dublin, and the low count of nearby properties (1 within 1km) indicates a rural or semi-rural setting with likely limited walkability to services.
Hypothesis: The absence of specific transport routes and amenities data for Ballynolan, Freshford, coupled with its rural location, suggests that residents likely rely on private transport for access to essential services, implying a lower overall appeal for buyers prioritizing convenience and connectivity.
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.