Chapel Avenue, Ballyragget, Ballyragget, Co. Kilkenny, R95 TX01
5 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 5 Bed · 3 Bath · 184m² · Bungalow
Market Position
At the Upper End of Local Sales
At €495,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 15mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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 size-adjusted median. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 27% 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
€495,000
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
5
Transactions Analysed
Within 5.0km
15 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 65 Glenvale, Ballyragget, Kilkenny, Kilkenny | 2024-12-20 | 169m² | |
| 42 Glenvale, Ballyragget, Kilkenny, Kilkenny | 2024-12-13 | 145.8m² |
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
Moderate BER Efficiency: The C2 BER rating, while not exceptional, is better than D, E, F, or G ratings and suggests moderate energy efficiency, likely incurring annual energy costs around €1,500-€2,000 for a property of this size, compared to €2,500-€3,000 for an F-rated property.
Details
- Generous Proportions: At 184m², this bungalow offers substantial living space, exceeding the median size for properties in the 100km radius (median not provided but implied by other metrics), providing ample room for a large family.
- Investment in Upgrades: To improve value by an estimated €10,000-€15,000, upgrading from C2 to a B2 BER rating would likely cost €7,000-€10,000, representing a sound investment for future value optimisation.
- Hypothesis: The 5-bedroom, 3-bathroom configuration, while offering significant space, may be mismatched with the typical market demand within a 10km radius which shows a median of 2 bathrooms and 3 bedrooms, indicating a potential for future renovation to better align with local preferences and improve resale value.
Amenities
Limited Local Transport: The absence of specific bus routes, train stations, or Luas/DART stops mentioned for Ballyragget implies reliance on private transport, with travel to Kilkenny City (approx. 20km) likely the primary access point for extensive public transport options.
Details
- Basic Local Services: While specific amenities are not detailed for Ballyragget, typical village services would likely include a primary school, local shop, and community centre, with larger retail and healthcare facilities more likely found in nearby larger towns like Kilkenny City.
- Rural Connectivity: The property's location outside Dublin and the lack of specific public transport data suggest a focus on rural lifestyle, meaning commute times to employment hubs outside of the immediate vicinity would be longer and car-dependent.
- Hypothesis: Given the limited publicly available amenity data for Ballyragget and its 'outside Dublin' classification, the property's value is heavily tied to its immediate surroundings and local community appeal rather than broad connectivity, suggesting that future development or amenity enhancements within a 5km radius could significantly boost its valuation by 10-15%.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.