Loughbeg, Dunnamaggan, Co. Kilkenny
5 homes sold nearby. See what they went for — and what to bid on this one.
€95,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €95,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
5 closed sales nearby · 11mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €95,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €4,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€4,750
That's what overbidding by just 5% on a €95,000 home costs you — before interest.
A €19 check before a €95,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €95,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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 below the size-adjusted median, suggesting favourable entry conditions. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
11 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kyle, Kilmoganny, Kilkenny, Kilkenny | 2025-06-18 | 190m² | |
| San Clemente, New Line, Callan, Kilkenny | 2023-12-18 | — |
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 Rating Impact: The unknown BER rating for this property, when 100% of properties within a 100km radius also have unknown BER ratings, means there is significant potential to increase value by obtaining a rating.
Details
- Size Efficiency: With 120.0m² of space, this property aligns with the 2-bedroom configuration, offering adequate living area for its bedroom count, though the median local properties have 3 bedrooms within 100km.
- Configuration Mismatch: This 2-bedroom property is below the median of 3 bedrooms sold within 100km over the past 180 days (median_beds: 3.0), potentially limiting its appeal to a broader buyer demographic seeking more space.
- Hypothesis: Investing in a professional BER assessment and potential energy upgrades (e.g., insulation, heating systems) for this property could unlock significant value, as the lack of BER data for 100% of comparable properties presents a unique opportunity to differentiate and add market appeal.
Amenities
Limited Local Connectivity: The absence of specific bus route numbers, train stations, or Luas/DART stops serving Loughbeg, Dunnamaggan, Co. Kilkenny within the provided data highlights a reliance on private transport for connectivity.
Details
- Rural Service Access: With no specific schools, hospitals, or retail centers mentioned in the immediate vicinity, residents likely depend on nearby towns for essential services, indicating a lower walkability score and fewer local conveniences.
- Lifestyle Amenities Gap: The lack of specific mentions of restaurants, cafes, parks, or gyms in the direct vicinity of Loughbeg, Dunnamaggan suggests a limited local lifestyle offering for residents.
- Hypothesis: The lack of publicly available data on transport, education, and healthcare for this specific rural location suggests that future infrastructure development or the establishment of community services in nearby towns could significantly boost property desirability and value in this area.
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.