Crannach, Ballykeeffe, Cuffesgrange, Co. Kilkenny, R95 TX2Y
1 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 2 Bed · 1 Bath · 98m² · Detached
Market Position
Limited Transaction Data
At €425,000, we cannot reliably position this property — only 1 comparable closed sale was 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 1 comparable transaction 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.
Financial Exposure · 70% 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
€425,000
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
1
Transactions Analysed
Within 1.5km
6 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballykeeffe, Kilmanagh, Kilkenny, Kilkenny | 2025-11-21 | — |
Transactions within a 1.5km radius and 18-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
A3 BER Advantage: The A3 BER rating offers significant energy efficiency, leading to annual energy costs estimated to be €800-€1,200, which is €1,000-€1,400 less than comparable D-rated properties of similar size.
Optimised Living Space: With 98m² of living space across 2 bedrooms and 1 bathroom, the property offers a functional layout, though potential buyers might consider the ratio of bathrooms to bedrooms for future value enhancement.
Modern Build Value: The property's A3 BER rating suggests it was built or significantly renovated to modern energy standards, a key factor for buyers seeking lower running costs and a comfortable living environment.
Hypothesis: While the A3 BER is excellent, further investment in smart home technology and minor interior upgrades could potentially elevate the property's value by an estimated €10,000-€15,000 by appealing to a premium segment of the market, even without significant changes to the core energy efficiency.
Amenities
Rural Connectivity: Transport connectivity is limited, with no specific bus routes, train stations, Luas, or DART stops mentioned as serving this specific rural location directly, likely requiring private transport.
Local Services: Specific educational facilities, healthcare access points, shopping centres, restaurants, cafes, parks, and childcare services for Ballykeeffe, Cuffesgrange, Co. Kilkenny are not detailed in the provided data.
Walkability Limited: Given the rural address (Crannach, Ballykeeffe, Cuffesgrange), walkability and pedestrian access to amenities are likely restricted to local country roads rather than designated pedestrian infrastructure or public pathways.
Hypothesis: The rural location's limited public transport and amenity data suggest that its value is primarily driven by its intrinsic property qualities and the broader appeal of Co. Kilkenny's landscape, rather than its immediate access to urban conveniences.
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.