Beechfield, Lisdowney, Ballyragget, Co. Kilkenny, R95 XW53
7 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 4 Bed · 4 Bath · 259m² · Detached
Market Position
At the Upper End of Local Sales
At €595,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
7 closed sales nearby · 23mo recency · Moderate confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €595,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 40% 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
€595,000
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 · Moderate
7
Transactions Analysed
Within 5.0km
23 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lisdowney, Ballyragget, Co Kilkenny, Kilkenny | 2023-12-19 | 259m² | |
| Tifeaghna Mount Garret, Clontubrid, Ballyragget, Kilkenny | 2024-11-16 | 208m² |
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 Energy Efficiency: The B2 BER rating indicates good energy efficiency, meaning annual energy costs are likely to be between €1,500-€2,000, significantly lower than an E-rated property which could incur €2,800-€3,500 annually for a similar-sized home.
Space and Configuration: With 259m² of space across 4 bedrooms and 4 bathrooms, the property offers a generous 64.75m² per bedroom, suggesting ample living and private space for occupants.
Value Optimization: Given the B2 BER, further investment in minor upgrades like improved insulation or modern heating controls, costing approximately €5,000-€8,000, could potentially elevate the rating to B1 or A3, adding an estimated €10,000-€15,000 in value and further reducing running costs.
Hypothesis: The B2 BER rating positions this property favorably, however, the presence of only 4 sales within 10km over 180 days suggests that the market in this specific rural setting may not heavily price in BER ratings compared to urban areas, potentially offering a buyer the opportunity to invest in further efficiency upgrades at a lower relative cost to value uplift than in a prime urban location.
Amenities
Transport Connectivity: There are no direct bus routes, Luas, or DART stations listed as serving Lisdowney directly, indicating a reliance on private transport for connectivity, with the nearest significant public transport likely requiring travel to larger towns like Ballyragget or further afield.
Local Services: The immediate Lisdowney area is primarily rural, with essential services like grocery shopping, primary schools, and healthcare facilities likely concentrated in nearby towns such as Ballyragget (approximately 5km away), which would house facilities like Ballyragget National School and local pharmacies.
Lifestyle and Recreation: The rural setting offers natural landscape opportunities for walking and outdoor activities, though dedicated parks or gyms would require travel to larger population centers like Kilkenny City.
Hypothesis: The low density of listed amenities suggests that properties like Beechfield in Lisdowney are primarily valued for their rural lifestyle and privacy rather than convenience to urban-style amenities, implying that buyers are likely prioritizing space and tranquility over walkability or direct public transport access, and that the premium reflected in the asking price is for these rural attributes.
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.