Carrick Road, Kilmoganny, Co. Kilkenny, R95 FY82
3 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 2 Bed · 1 Bath · 167m² · Detached
Market Position
Priced Within Local Sold Range
At €285,000, this home is priced within the typical range of 3 recent closed sales. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 31mo 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. Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales.
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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
31 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 |
|---|---|---|---|
| Carricketna, Kilmoganny, Kilkenny, Kilkenny | 2023-10-16 | 92.9m² | |
| Kyle, Kilmoganny, Kilkenny, Kilkenny | 2025-06-18 | 190m² |
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 Rating: The BER rating is pending, meaning its energy efficiency and associated running costs are currently unknown, impacting potential buyer decisions.
Spacious Living: At 167m², the property offers a generous living space, potentially exceeding the typical size of properties within a 3km radius that achieve a median price per square meter of €3,723.
Configuration Mismatch: A 2-bedroom, 1-bathroom configuration for a property of 167m² is unusual and may limit its appeal to families or those seeking more bathrooms for a property of this size, potentially affecting its resale value.
Hypothesis: Investing in a BER upgrade from its pending status to a B2 rating, estimated to cost €8,000-€12,000, could increase the property's market value by €15,000-€20,000, while reducing annual energy costs by an estimated €1,000-€1,400 compared to a D-rated property.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas, or DART stations mentioned as serving Kilmoganny directly, suggesting reliance on private transport for connectivity.
Local Services Access: Kilmoganny is likely to have essential local services such as a local shop and potentially a primary school, but access to larger supermarkets, secondary schools, or specialized healthcare would require travel outside the immediate village.
Rural Lifestyle Focus: The property's location suggests a focus on a rural lifestyle, offering peace and quiet but potentially fewer immediate walkability options to diverse amenities like multiple cafes, restaurants, or gyms, typical of more urban settings.
Hypothesis: The development of improved public transport links or enhanced local community facilities in Kilmoganny, such as a new community centre or expanded retail options, could significantly boost property values by attracting a wider demographic of buyers seeking both rural charm and convenience.
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.