Coolatogher, Gowran, Goresbridge, Co. Kilkenny, R95 E8F8
0 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 1 Bed · 1 Bath · 47m² · Detached
Market Position
Limited Transaction Data
At €230,000, 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 a G BER rating, upgrading to a C-rated standard (e.g., C2) could cost an estimated €9,000-€14,000 but potentially increase property value by €18,000-€25,000 based on typical local market premiums for energy efficiency.
Energy Cost Burden: The G BER rating implies significantly higher annual energy costs, likely €2,200-€2,800, compared to an average-rated (C/D) property of similar size in the area, costing approximately €800-€1,200 more per year.
Compact Configuration: The 47m² size with 1 bedroom and 1 bathroom makes it a small dwelling; while efficient for some, it limits appeal to couples or single occupants and may require creative space utilization to feel spacious.
Hypothesis: The significant gap between the property's current G BER and the market norm for a desirable rating (e.g., B2) represents a substantial investment opportunity; buyers focused on long-term operational costs and resale value will need to factor in €10,000-€15,000 for improvements that could yield a €20,000-€30,000 uplift.
Amenities
Transport Connectivity Limitation: The property's rural location in Coolatogher, Gowran, means direct public transport links are minimal, with no specific bus routes, train stations, Luas, or DART stops mentioned as directly serving this immediate area.
Local Service Access: Amenities like primary schools (e.g., Scoil Naomh Eoin, Gowran) and local shops would likely require travel by car, with the nearest significant retail and healthcare facilities expected in larger towns like Kilkenny City.
Rural Lifestyle Appeal: The property's setting offers potential for walking and enjoying the natural surroundings, but pedestrian access to formal amenities, cafes, or parks is likely limited and necessitates car travel.
Hypothesis: The strong reliance on private transport due to the property's rural location means its appeal will be primarily to buyers prioritizing quiet living and nature over immediate access to urban conveniences, suggesting that while the property might be priced attractively, its market reach will be narrower.
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.