Banse Glebe, Kilmanagh, Co. Kilkenny, R95 AX70
4 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 4 Bed · 4 Bath · 120m² · Detached
Market Position
Significantly Above Local Sales
At €485,000, 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 · 26mo 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 · 61% 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
€485,000
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
26 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 |
|---|---|---|---|
| Greenway, Huntstown, Kilmanagh, Kilkenny | 2023-12-01 | 236m² | |
| Riesk, Kilmanagh, Kilkenny, Kilkenny | 2024-03-20 | 177m² |
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
Good BER Rating: The property has a B BER rating, which offers good energy efficiency compared to lower-rated homes.
Potential Energy Savings: While not requiring immediate upgrades, a B rating typically incurs annual energy costs of €1,100-€1,600, potentially saving €700-€1,100 annually compared to a D-rated property of similar size in the area.
Generous Size for Area: With 120.0m² across 4 bedrooms and 4 bathrooms, the property offers a spacious configuration that is likely appealing in the local market.
Hypothesis: While the B BER is good, a targeted €10,000-€15,000 investment to reach an A rating could unlock an additional €20,000-€25,000 in property value, particularly if comparable A-rated properties are scarce within a 5km radius.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas, or DART stations mentioned as directly serving Kilmanagh, Co. Kilkenny, suggesting reliance on private transport.
Basic Local Services: While specific names are not provided, the location implies access to essential local amenities like shops and schools typical of a rural setting in Co. Kilkenny.
Rural Connectivity: With 3 properties within 1km, the area is sparsely populated, indicating a quieter lifestyle but potentially longer travel times to major retail centres and employment hubs.
Hypothesis: The lack of specified public transport options suggests that the property's value is heavily tied to its rural tranquility and local community appeal, with any future infrastructure development in the wider Kilkenny region being a key driver for potential appreciation.
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.