Coole, Ballyragget, Ballyragget, Co. Kilkenny, R95 E650
4 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 5 Bed · 4 Bath · 229m² · Detached
Market Position
Priced Above Local Sales
At €525,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 17mo 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 above the median of comparable sales. 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.
Financial Exposure · 10% 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
€525,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
17 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 |
|---|---|---|---|
| 6 Riverside, Ballyragget, Co Kilkenny, Kilkenny | 2025-12-19 | 173m² | |
| 65 Glenvale, Ballyragget, Kilkenny, Kilkenny | 2024-12-20 | 169m² |
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 C1 Rating: The C1 BER rating indicates moderate energy efficiency, with potential for significant savings through targeted upgrades.
Upgrade Opportunity: Upgrading from a C1 BER to a B2 rating could cost approximately €5,000-€8,000, potentially increasing the property's value by €10,000-€15,000.
Size and Space: With 229.0m² across 5 bedrooms and 4 bathrooms, the property offers ample living space, which is a strong selling point.
Hypothesis: Given the C1 BER rating and substantial size, a strategic investment in energy efficiency upgrades (e.g., attic insulation, improved heating controls) could yield a higher return on investment by aligning the property's performance with buyer expectations for modern, efficient homes, especially in this price bracket.
Amenities
Limited Public Transport: The location is outside Dublin and lacks specific mention of direct bus routes, train stations, or Luas/DART stops serving this immediate area.
Local Services Dependence: Shopping and retail options are not specified, suggesting a reliance on nearby towns for amenities like supermarkets or shopping centers.
Healthcare Access: No specific hospitals, clinics, or pharmacies are listed for Ballyragget, R95E650, indicating potential travel for healthcare needs.
Hypothesis: The property's rural location in Ballyragget, Co. Kilkenny, coupled with the absence of specific public transport links and nearby essential services in the provided data, suggests that its appeal is likely to be strongest among buyers prioritizing a quieter lifestyle over urban convenience, and who possess private transportation.
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.