Maple Lodge, Kilcullen, Inistioge, Kilkenny, Inistioge, Co. Kilkenny, R95 X7H7
12 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 5 Bed · 2 Bath · 265m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 12 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
12 closed sales nearby · 27mo recency · High 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €31,604 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check this
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€31,604
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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.
No asking price is listed. The chart shows the verified closed sales distribution for 12 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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 · High
12
Transactions Analysed
Within 5.0km
27 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Long Farm House, Cappagh, Inistioge, Kilkenny | 2024-12-11 | — | |
| Ruppa House, Inistiogue, Co Kilkenny, Kilkenny | 2023-10-25 | 387m² |
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 Improvement Opportunity: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs.
Details
- Generous Size: At 265.0m², the property offers substantial living space, which is larger than the median of 3 bedrooms and 2 bathrooms typically seen in the market (100km_180d_median_beds: 3.0, 100km_180d_median_baths: 2.0).
- Value Optimisation Potential: The disparity between the estimated value (€420,705) and the median sale price within 100km (€300,000) indicates potential for value optimisation through targeted renovations or marketing, especially if the property's current condition is below market expectations.
- Hypothesis: Given the C2 BER rating, the property's current estimated annual energy costs are likely in the range of €1,800-€2,200. Investing in insulation and heating upgrades to achieve a B1 rating could reduce these costs to €1,000-€1,400 annually, representing significant savings and an enhanced market appeal.
Amenities
Limited Local Connectivity: Information on specific bus routes, train stations, or Luas/DART stops serving Inistioge is not provided in the raw data, indicating potential reliance on private transport.
Details
- Rural Setting Amenities: While specific amenities are not detailed, the 'outside Dublin' designation suggests a more rural lifestyle with likely proximity to local shops and primary schools in nearby villages like Inistioge.
- Potential for Active Lifestyle: The location in Kilcullen, Kilkenny, likely offers access to countryside walking routes and green spaces, promoting an active lifestyle for residents, though specific parks are not identified.
- Hypothesis: The lack of specific public transport routes detailed for Inistioge suggests a strong reliance on private vehicles, which may limit the property's appeal to a narrower demographic and potentially influence future rental yields or resale demand unless local infrastructure improves.
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.