Butlerswood, Windgap, Killamery, Co. Kilkenny, R95 AF89
1 homes sold nearby. See what they went for — and what to bid on this one.
€120,000 · 2 Bed · 1 Bath · 42m² · Detached
Market Position
Limited Transaction Data
At €120,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. 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 1 comparable transaction 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.
Statistical Confidence · Low
1
Transactions Analysed
Within 5.0km
12 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Rose Cottage, Coolagh, Callan, Kilkenny | 2025-05-16 | 76m² |
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 Rating Deficiency: The SI_666 BER rating is likely to represent a low energy performance, potentially costing €1,800-€2,200 annually in energy bills compared to €800-€1,200 for a B-rated property of this size.
Upgrade Investment Opportunity: Upgrading from a low BER rating (estimated D or below) to a B2 could cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Compact Living Space: At 42.0m², this 2-bedroom property is significantly smaller than typical detached homes, presenting a challenge for space optimization and potential future expansion.
Hypothesis: The SI_666 BER rating suggests a substantial need for energy efficiency upgrades, and the low internal area of 42m² for a detached property points to a potential design that prioritizes exterior footprint over internal volume, which may limit its appeal to a niche buyer despite its rural location.
Amenities
Limited Transport Connectivity: Based on the rural location (Co. Kilkenny, R95AF89), there are no specific Dublin Bus routes, train stations, Luas, or DART stations mentioned as serving this precise area, indicating a reliance on private transport.
Rural Amenity Access: Specific local amenities such as schools (e.g., Lisdowney National School, St. Kieran's College in Kilkenny City), healthcare (e.g., St. Luke's Hospital, Kilkenny), shopping (e.g., SuperValu in Freshford, Dunnes Stores in Kilkenny City), and lifestyle facilities are likely to be several kilometers away, requiring travel.
Low Walkability Score: The property's location in Butlerswood, Windgap suggests a low walkability score, with limited pedestrian access to essential services and likely requiring driving for daily needs like shopping or school runs.
Hypothesis: The absence of specific public transport links and the rural nature of Windgap, Co. Kilkenny, indicate that the property's value is primarily driven by its intrinsic qualities and land, rather than proximity to urban conveniences, meaning any future value uplift would likely depend on local rural development plans or infrastructure improvements rather than broader transport network expansion.
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.