Baunnaraha, Brabstown, Tullaroan, Co. Kilkenny
0 homes sold nearby. See what they went for — and what to bid on this one.
€75,000 · Site
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Market Position
Limited Transaction Data
At €75,000, 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 Opportunity: With a 'B' BER rating, further upgrades to an 'A' rating could potentially reduce annual energy costs by €800-€1,200 compared to a hypothetical 'D' rated property of similar size and configuration, offering long-term savings.
Details
- Configuration Mismatch: The property is listed as a 'Site' with 2 bedrooms and 2 bathrooms, indicating it is a plot for development rather than an existing dwelling, meaning immediate occupancy and amenity comparison based on the dwelling itself is not applicable.
- Potential Value Enhancement: Upgrading a property with a BER rating of 'B' to a higher 'A' rating could involve an investment of €2,000-€4,000 and may result in a property value increase of €5,000-€8,000, reflecting enhanced market appeal.
- Hypothesis: The 'Site' classification, despite having 2 bedrooms and 2 bathrooms noted, suggests a significant opportunity for a developer to construct a property that aligns with market demand. Given the 'B' BER rating of the notional dwelling, focusing on a future 'A' rated build could command a premium of €10,000-€15,000 more than a 'B' rated equivalent in this market, assuming comparable amenity access.
Amenities
Limited Local Connectivity: Tullaroan's rural setting means direct access to major transport hubs like bus routes or train stations serving Dublin is unlikely without significant travel or multiple changes, impacting commute times.
Details
- Access to Essential Services: While specific details for Baunnaraha, Brabstown, Tullaroan are sparse, larger towns like Kilkenny (approx. 15-20km away) would typically offer schools such as Kilkenny College, St. Kieran's College, and amenities like University Hospital Waterford (further afield).
- Rural Lifestyle Appeal: The location offers a quieter, rural lifestyle, which may appeal to buyers seeking tranquility away from urban centers, with local amenities likely centred around Tullaroan village itself.
- Hypothesis: The lack of specific public transport routes and educational facilities directly listed for Tullaroan suggests that residents in this area primarily rely on private transport. This reliance on cars and the absence of direct public transit links would likely place a premium on properties offering improved connectivity or potential for development with enhanced infrastructure access, such as a planned local community transport initiative.
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.