Kingfishers House, Lawcus, Stoneyford, County Kilkenny, R95 NRX6
3 homes sold nearby. See what they went for — and what to bid on this one.
€1,100,000 · 6 Bed · 7 Bath · 412m² · Detached
Market Position
Priced Above Local Sales
At €1,100,000, 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.
3 closed sales nearby · 23mo 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 3 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
3 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 · 17% 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
€1,100,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
23 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Garranstan, Kells, Co Kilkenny, Kilkenny | 2025-11-28 | 318m² | |
| Abhainn Ri, Ennisnag, Stoneyford, Kilkenny | 2024-07-02 | 396m² |
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 B2 Advantage: The B2 BER rating offers good energy efficiency, meaning estimated annual energy costs are likely to be €1,000-€1,400 lower compared to a D-rated property of similar size.
Significant Space Offering: With 412.0m² and 6 bedrooms, this property is considerably larger than typical homes, offering ample living space for larger families or those prioritizing extensive room layouts.
Value Optimization Potential: While the B2 BER is good, upgrading to an A-rated BER could cost an estimated €8,000-€12,000 but may increase property value by €15,000-€20,000, offering a solid return on investment and further reducing running costs.
Hypothesis: The significant size of Kingfishers House (412m²) with 6 bedrooms and 7 bathrooms suggests a market appeal towards larger families or multi-generational living, but its B2 BER rating, while good, could be a point of differentiation against potential future-builds or significantly upgraded properties, making targeted energy efficiency enhancements a key strategy for long-term value retention and market competitiveness.
Amenities
Rural Connectivity: Located in Stoneyford, County Kilkenny, the immediate area lacks direct access to major public transport hubs like Dublin Bus routes, train stations, Luas, or DART services, necessitating reliance on private vehicles for most travel.
Local Services: The immediate vicinity of Stoneyford offers essential local amenities, likely including a post office, local convenience store, and potentially a primary school, catering to day-to-day needs within walking or short driving distance.
Limited Public Transport: The absence of specific bus routes or train stations mentioned in the raw data for R95NRX6 highlights a reliance on private transport for accessing wider amenities and services in County Kilkenny or beyond.
Hypothesis: The property's location in Lawcus, Stoneyford, County Kilkenny, outside Dublin, implies a strong dependence on private vehicle ownership for accessing key amenities such as educational facilities (e.g., St. Canice's Primary School or Presentation Secondary School Kilkenny), healthcare (e.g., St. Luke's Hospital, Kilkenny), and retail (e.g., Kilkenny City Centre), suggesting a premium is placed on its expansive grounds and detached nature over immediate public amenity access.
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.