Brittas, Tullaroan, Co. Kilkenny, R95 H2DP
4 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 4 Bed · 2 Bath · 246m² · Detached
Market Position
Priced Above Local Sales
At €550,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 25mo 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 · 14% 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
€550,000
Above transaction median
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
25 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 |
|---|---|---|---|
| Balhealy, Tullaroan, Kilkenny, Kilkenny | 2024-05-31 | 175m² | |
| Greenway, Huntstown, Kilmanagh, Kilkenny | 2023-12-01 | 236m² |
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
Exceptional BER Rating: The A1 BER rating indicates superior energy efficiency, placing it in the top tier and potentially leading to annual energy cost savings of €1,000-€1,400 compared to a D-rated property of similar size.
Spacious Living: With 246m² of living space and 4 bedrooms, this detached house offers ample room, exceeding the median bedroom count of 3 and median sale price size in the broader market.
High-End Specification: A2 BER ratings typically imply high-quality construction and insulation standards, suggesting lower maintenance costs and enhanced comfort.
Hypothesis: While the A1 BER rating is excellent, a deeper analysis of local A1-rated properties sold in the last 180 days within a 10km radius (where data is available) could reveal if there's a premium for this specific rating, and what potential value uplift (if any) exists for further enhancements like solar integration.
Amenities
Limited Local Transport: While the property is in Co. Kilkenny, specific local bus routes, train stations, or Luas stops are not provided in the data for Brittas, Tullaroan, suggesting potential reliance on private transport.
Rural Serenity Amenities: The lack of specific nearby school, retail, or healthcare facility data within the provided metrics for Tullaroan suggests a more rural setting, likely requiring travel to larger towns for comprehensive services.
Walkability Assessment: Without specific data on local walking routes or pedestrian infrastructure for Brittas, Tullaroan, it's challenging to assess its walkability beyond immediate surroundings.
Hypothesis: The limited amenity data for Brittas, Tullaroan, suggests that its value proposition hinges on its rural setting and potential for tranquility rather than urban convenience; future development or infrastructure improvements in nearby towns like Kilkenny City could significantly enhance its appeal 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.