Grange Lower, Goresbridge, Co. Kilkenny, R95 R5P0
4 homes sold nearby. See what they went for — and what to bid on this one.
€150,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €150,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 14mo 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 below the median transaction level, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
14 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 |
|---|---|---|---|
| Grange Lower, Cores Bridge, Kilkenny, Kilkenny | 2025-01-29 | 194m² | |
| Talbotshill, Gowran, Kilkenny, Kilkenny | 2025-09-05 | 84m² |
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 Energy Costs: With an 'Unknown' BER rating for this property, projected annual energy costs are likely in the range of €1,800-€2,400, significantly higher than a comparable property with a B2 rating (€800-€1,200).
Details
- Size Efficiency: At 120m², this detached property offers a generous living space, aligning with the 'Large' size category, however, the 2-bedroom configuration might be a mismatch for its size if targeting larger families in the area.
- Value Optimization Potential: While the BER rating is unknown, investing €8,000-€12,000 to upgrade from an estimated D-rating to a B2 could increase property value by €15,000-€20,000, presenting a clear opportunity for value enhancement.
- Hypothesis: The 'SI_666' BER rating, unusual for standard Irish ratings, suggests a potential data anomaly or a non-standard classification, and a professional BER assessment is crucial to accurately determine energy efficiency and potential upgrade costs, which could significantly impact long-term holding costs and resale value.
Amenities
Limited Direct Connectivity: Within a 10km radius, there are only 24 properties listed, with no specific bus routes, train stations, or Luas stops detailed, indicating a reliance on private transport.
Details
- Essential Services Gap: There are no specific schools, hospitals, or major shopping centers named within the immediate vicinity of Grange Lower, Goresbridge, suggesting a need for travel to larger towns for many daily needs.
- Local Lifestyle Scarce: The provided data does not highlight specific restaurants, cafes, parks, or gyms within easy reach, indicating a limited range of immediate lifestyle amenities for residents.
- Hypothesis: The rural location of Grange Lower, Goresbridge, coupled with the absence of specific public transport and extensive local amenities in the provided data, suggests that the property's appeal will largely depend on its proximity to larger towns like Kilkenny City (approx. 25km away) and the willingness of potential buyers to rely on private transportation for access to services and employment.
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.