Coolmeen, Ballyhale, Co. Kilkenny, R95 R7F7
4 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 5 Bed · 4 Bath · 239m² · 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 · 7mo 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. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 11% 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
7 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 |
|---|---|---|---|
| Na Paoraigh, Castlebanny, Mullinavat, Kilkenny | 2025-09-26 | 259m² | |
| Carrickshock Knocktopher, Knocktopher, Kilkenny, Kilkenny | 2023-06-29 | 132m² |
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 Rating Impact: The C1 BER rating suggests moderate energy efficiency, with potential annual energy cost savings of approximately €500-€900 compared to a D-rated property of similar size.
Details
- Size Advantage: With 239m² and 5 bedrooms, this property is significantly larger than the 100km median of 3 bedrooms and 2 bathrooms, offering substantial space.
- Value Optimization Opportunity: Upgrading from a C1 BER to a B2 BER, costing an estimated €5,000-€9,000, could potentially increase the property's value by €10,000-€15,000 and enhance its marketability.
- Hypothesis: Given the property's substantial size and C1 BER rating, a strategic investment in energy efficiency upgrades could unlock significant value, particularly if comparable properties in the immediate vicinity possess higher BER ratings.
Amenities
Transport Connectivity: Limited specific public transport options are readily apparent from the data, with the property being located outside Dublin and lacking specific bus route or train station references within the provided metrics.
Details
- Local Services: The area is likely to have essential local services, as indicated by the general 'Outside Dublin' location, but specific school, shopping, or healthcare facility names are not provided in the raw data.
- Walkability Assessment: Without explicit data on local pedestrian infrastructure or named walking routes, the walkability of Coolmeen, Ballyhale, Co. Kilkenny, R95R7F7 is not quantifiable from the provided metrics.
- Hypothesis: The rural nature implied by the address suggests that a car will be essential for accessing wider amenities, and any future development focusing on public transport or local community hubs could significantly enhance the property's appeal and long-term value.
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.