Bridge View, High Street, Inistioge, Co. Kilkenny, R95 NH76
3 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 6 Bed · 3 Bath · 320m² · Detached
Market Position
Significantly Above Local Sales
At €895,000, 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 · 30mo 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 · 68% 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
€895,000
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
30 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 |
|---|---|---|---|
| Ruppa House, Inistiogue, Co Kilkenny, Kilkenny | 2023-10-25 | 387m² | |
| Blessington Thomastown, Thomastown, Kilkenny, Kilkenny | 2023-12-12 | 224m² |
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
Pending BER Impact: The BER Rating is Pending, meaning its energy efficiency is unknown, which significantly impacts potential energy costs and market appeal compared to properties with known ratings.
Space Efficiency: With 320m² across 6 bedrooms, this property offers an average of 53.3m² per bedroom, which is generous and appealing for larger families or those seeking spacious living.
Value Optimization: The €745,616.69 estimated value, despite the high asking price, suggests that improvements in BER rating, if positive, could yield a value increase, but a pending rating leaves this uncertain.
Hypothesis: If the pending BER rating turns out to be below a C rating, the cost to upgrade to a B2 could range from €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, and aligning its running costs with market expectations for higher-value homes.
Amenities
Connectivity Void: Inistioge, Co. Kilkenny, R95NH76, is a rural location with no specific bus routes, train stations, Luas, or DART services mentioned in the provided data, indicating limited public transport connectivity.
Local Essentials Scarce: Specific shopping centers, supermarkets, pharmacies, or major healthcare facilities (hospitals/clinics) are not detailed for Inistioge, suggesting residents may need to travel for these services.
Leisure & Education Gap: No specific schools, colleges, universities, parks, or restaurants are listed for Inistioge within the provided data, pointing to a potential lack of immediate local amenities for families and leisure-seekers.
Hypothesis: The lack of specified public transport and amenities suggests this property is geared towards individuals or families prioritizing a rural lifestyle and private transport, and its appeal would be significantly boosted by proximity to larger towns like Kilkenny City (approx. 25km away) which would offer more comprehensive services 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.