Moat, Freshford, Freshford, Co. Kilkenny, R95 W960
4 homes sold nearby. See what they went for — and what to bid on this one.
€490,000 · 4 Bed · 2 Bath · 161m² · Detached
Market Position
Significantly Above Local Sales
At €490,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 17mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 67% 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
€490,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
17 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clintstown Road, Freshford, Kilkenny, Kilkenny | 2025-05-23 | 64m² | |
| Ballydowel Rathmoyle, Rathmoyle, Kilkenny, Kilkenny | 2023-05-29 | 228m² |
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 Upgrade Potential: With a D1 BER rating, strategic upgrades to a B2 rating would likely cost between €8,000-€12,000, but could significantly increase the property's value by €15,000-€20,000.
Details
- Energy Cost Savings: Upgrading the BER from D1 to B2 would reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200 for a property of this size, saving €1,000-€1,400 per year.
- Spacious Family Home: At 161m² with 4 bedrooms and 2 bathrooms, this property offers a very generous living space, aligning with the median 4-bed, 2-bath configuration for properties sold within a 10km radius.
- Hypothesis: The substantial size and family-friendly configuration of this detached property, despite its D1 BER, positions it as a prime candidate for buyers looking to invest in long-term energy efficiency upgrades to maximize future value and comfort in a spacious home.
Amenities
Local Transport Access: While Freshford lacks train or Luas, it is served by Local Link bus route 826 (Kilkenny-Freshford-Urlingford), providing connections to Kilkenny City, with Kilkenny MacDonagh Station approximately 18km away for intercity rail connections.
Details
- Essential Local Services: The property benefits from proximity to Freshford's core amenities including St. Lachtain's National School (approx. 1.5km), St. Joseph's Secondary School (approx. 2km), and local shops like Freshford SuperValu (approx. 1.8km).
- Community & Healthcare: Healthcare needs are met by Freshford Medical Centre and Freshford Pharmacy (approx. 1.7km), while community life is supported by Freshford GAA Club and scenic walking routes around the village.
- Hypothesis: The increasing demand for properties in the 10km radius, despite limited major public transport, suggests that the balance of local village amenities, strong community feel, and rural lifestyle appeals strongly to buyers prioritising quality of life over urban connectivity.
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.