Castlemarket, Attanagh, Co.Kilkenny, R32 E7T2
4 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 2 Bed · 1 Bath · 120m² · Bungalow
Market Position
Below Typical Sale Prices
At €225,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 21mo 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 below the median of comparable sales, suggesting favourable entry conditions. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
21 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 |
|---|---|---|---|
| Carridee, Ballynalacken, Kilkenny, Kilkenny | 2025-06-13 | — | |
| Krumlov Lodge, Ballinalacken, Via Attanagh, Kilkenny | 2024-10-25 | — |
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 Improvement Opportunity: Upgrading the G BER rating to a C1 could cost an estimated €12,000-€18,000 but potentially increase the property's value by €20,000-€30,000, offering a significant return on investment.
Energy Cost Burden: A G BER rating suggests annual energy costs could range from €2,400-€3,000, significantly higher than the €900-€1,300 for a C-rated property of similar size.
Space Efficiency: The 120m² bungalow with 2 bedrooms and 1 bathroom offers a reasonable living space, but the 1:1 bathroom to bedroom ratio might be a limitation for families or guests, potentially impacting resale value compared to similar-sized properties with more bathrooms.
Hypothesis: The substantial cost and effort required to significantly improve the G BER rating, combined with the relatively low number of bedrooms for its size, implies that this property's value will remain capped unless major renovations are undertaken, making it a project for a buyer willing to invest further.
Amenities
Limited Public Transport: Attanagh is outside Dublin and has no direct Luas, DART, or train stations nearby; residents would likely rely on local bus services or private transport.
Local Services Access: Access to specific educational facilities like Scoil Mhuire, or healthcare like the Kilkenny Primary Care Centre would require travel of several kilometers, impacting daily convenience.
Rural Lifestyle Amenities: The area's lifestyle amenities are primarily rural, with limited specific restaurant or cafe mentions immediately adjacent to Attanagh, suggesting a need to travel for varied retail and leisure options.
Hypothesis: The lack of direct public transport links and the distance to key amenities in larger towns will continue to suppress property value growth in Attanagh, reinforcing its positioning as a rural retreat rather than a commuter-centric location, which may appeal to a niche buyer.
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.