clonlee, kinnitty, kinnitty, co. offaly, r42 x799
0 homes sold nearby. See what they went for — and what to bid on this one.
€90,000 · 1 Bed · 1 Bath · 120m² · Detached
Market Position
Limited Transaction Data
At €90,000, we cannot reliably position this property — no comparable closed sales were found within 1.5km. 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 0 comparable transactions within 1.5km over the past 18 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
0
Transactions Analysed
Within 1.5km
—
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
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 Potential: With an unknown BER rating (SI_666) and 100% of nearby properties also lacking a recorded BER, upgrading this 120m² property from a likely F or G rating to a B2 could cost €20,000-€40,000, yet potentially increase its value by €30,000-€50,000, and reduce estimated annual energy costs from €2,800-€3,500 to €800-€1,200.
Details
- Unusual Configuration: At 120m² with only 1 bedroom and 1 bathroom, this detached property is significantly larger than typical for a single-bedroom unit, contrasting sharply with the 3-5 bedroom median in the 5km-10km radius, indicating potential for re-configuration to add bedrooms.
- Renovation Opportunity: The substantial discrepancy between the €90,000 asking price and the €317,806 estimated value, combined with the low bedroom count for its size, strongly suggests the property requires significant renovation or a complete fit-out to optimize its layout and achieve its full market potential.
- Hypothesis: The property's current 1-bed, 1-bath configuration for its 120m² size, coupled with the extremely low asking price, points towards a strategic opportunity for an investor to redevelop it into a modern 3 or 4-bedroom family home, thereby aligning it with local market demand and capturing the significant value gap.
Amenities
Limited Public Transport: The Kinnitty area is largely car-dependent; while Local Link Offaly provides limited bus services (e.g., Route 846 from Birr to Tullamore may offer connections), there are no direct DART, Luas, or train stations, with the nearest rail link in Tullamore approximately 25km away.
Details
- Rural Lifestyle Appeal: The property is situated near the Slieve Bloom Mountains, offering extensive walking and cycling trails, and benefits from the presence of the historic Kinnitty Castle Hotel, providing local dining and hospitality within the village, catering to a serene, outdoors-focused lifestyle.
- Local Essentials and Regional Access: Daily necessities can be sourced from local shops in Kinnitty village, but for comprehensive shopping (e.g., SuperValu in Birr, Dunnes Stores in Tullamore), secondary education (St. Brendan's Community School in Birr), and extensive healthcare facilities (Midland Regional Hospital Tullamore), residents will typically need to travel 15km-25km to larger towns.
- Hypothesis: The property's value proposition is uniquely tied to its tranquil, rural setting and proximity to natural amenities like the Slieve Bloom Mountains, appealing to buyers prioritizing lifestyle over urban conveniences, which means its market niche is strong but less dependent on traditional transport infrastructure and more on local leisure facilities.
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.