Kingsfishers 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
B2 Energy Efficiency: The property boasts a B2 BER rating, which is strong and likely results in significantly lower annual energy costs compared to the average D-rated property, potentially saving €1,000-€1,400 annually.
Spacious Living: With 412m² of living space and 6 bedrooms, this property offers substantial room, exceeding the typical size expectations for many residential properties and offering excellent value per square meter if priced correctly.
BER Investment Potential: Upgrading from a B2 rating to an A3-A1 rating would likely cost €5,000-€9,000 but could further reduce annual energy costs by an estimated €300-€600 and potentially add €8,000-€12,000 to the property's value.
Hypothesis: Given the B2 BER rating and substantial size, the next value-optimizing step for a new owner would be to focus on interior modernization and landscaping to align with premium buyer expectations, potentially adding 5-8% to the property's value rather than further energy efficiency improvements.
Amenities
Limited Public Transport: As the property is located outside Dublin, specific bus routes, train stations, Luas, or DART services are not readily available in the immediate vicinity of Lawcus, Stoneyford.
Local Healthcare Access: St. Luke's Hospital in Kilkenny is approximately a 20-minute drive away, providing essential hospital services for the area.
Nearby Shopping: While specific large retail centers are not detailed, local villages like Freshford or Ballyhale would offer essential amenities like local shops and potentially a pharmacy.
Hypothesis: The property's 'outside Dublin' classification and the likely absence of direct public transport links suggest that this location appeals to buyers prioritizing rural tranquility and space over urban connectivity, making private vehicle ownership essential and impacting its appeal to a commuting demographic.
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.