Belville, Freshford, Clonmantagh, Co. Kilkenny, R95 NT38
3 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 4 Bath · 195m² · Detached
Market Position
Significantly Above Local Sales
At €525,000, 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.
3 closed sales nearby · 20mo 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 3 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
3 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 · 104% 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
€525,000
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
3
Transactions Analysed
Within 5.0km
20 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clontubrid, Freshford, Kilkenny, Kilkenny | 2023-10-05 | 195m² | |
| 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
Competitive BER: The B3 BER rating indicates good energy efficiency, placing it above average and likely resulting in annual energy costs of approximately €1,400-€1,800, compared to €1,800-€2,200 for D-rated properties of similar size.
Generous Living Space: With 195m² of living space and 4 bedrooms and 4 bathrooms, this property offers a spacious configuration that is desirable for families and generally commands a premium.
Modern Comforts: The property boasts a B3 BER rating, indicating a solid level of insulation and efficient heating systems, which are key selling points in the current market.
Hypothesis: Investing in a BER upgrade from B3 to B2 could cost approximately €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000, while further reducing annual energy costs by €200-€300, making it a financially prudent enhancement.
Amenities
Limited Public Transport: The absence of specific bus route numbers, train stations, or Luas/DART stops serving this R95NT38 postcode suggests reliance on private transport for connectivity.
Basic Local Services: While specific names are not provided, the location outside Dublin generally implies that essential amenities like schools, healthcare, and retail might be available within a reasonable driving distance rather than immediate walking proximity.
Rural Setting: The property's rural location means walkability is likely focused on natural surroundings rather than pedestrian-friendly urban infrastructure or a high density of shops and services.
Hypothesis: The lack of readily available specific public transport links and urban amenities for R95NT38 suggests that the property's value is primarily driven by its own attributes and acreage, rather than its proximity to services, implying that any future infrastructure development in the wider Kilkenny region could significantly boost its appeal and value.
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.