Karsan, Luffany, Glenmore, Co. Kilkenny, X91 A409
0 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 12 Bed · 3 Bath · 243m² · Detached
Market Position
Limited Transaction Data
At €425,000, 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
Significant BER Upgrade Needed: The E1 BER rating indicates a need for substantial energy efficiency improvements, with estimated costs for upgrading to a B2 rating ranging from €8,000 to €12,000, potentially increasing property value by €15,000 to €20,000.
High Energy Costs Expected: With an E1 BER rating, annual energy costs are estimated to be between €1,800 to €2,200, compared to €800 to €1,200 for properties with A2 ratings of a similar size.
Substantial Space, Few Amenities: The property offers a large 243m² size with 12 bedrooms but only 3 bathrooms, suggesting a potential imbalance in the configuration that might require interior renovation to optimize usability and value.
Hypothesis: Investing €8,000-€12,000 to upgrade the BER rating from E1 to B2 would not only reduce annual energy costs by €1,000-€1,400 but could also unlock a significant portion of the potential €15,000-€20,000 property value increase, especially if coupled with a re-configuration of the 12 bedrooms to better match the 3 bathrooms, making it a more attractive prospect for buyers.
Amenities
Limited Public Transport: The location in Glenmore, Co. Kilkenny, is outside of Dublin and lacks specific information on direct bus routes, train stations, Luas stops, or DART stations serving this precise rural address.
Local Amenities Unavailable: Specific schools, colleges, universities, hospitals, clinics, pharmacies, shops, supermarkets, shopping centers, restaurants, cafes, parks, and gyms in the immediate vicinity of Karsan, Luffany, Glenmore, Co. Kilkenny, X91A409, are not provided in the raw data.
Rural Walkability: Walkability and pedestrian access details, including actual walking routes and pedestrian infrastructure, are not specified for this rural Co. Kilkenny location, limiting assessment of local convenience.
Hypothesis: The property's rural location in Glenmore, Co. Kilkenny, with no specific public transport routes or named local amenities detailed in the data, suggests that its value is predominantly tied to its intrinsic features (size, potential) rather than external infrastructure, implying a strong reliance on private transport and the need for buyers to be self-sufficient for daily needs.
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.