"Oak Lodge", Ballyverneen, Glenmore, Co. Kilkenny, Y34 EA44
9 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 4 Bed · 4 Bath · 283m² · Detached
Market Position
Priced Within Local Sold Range
At €500,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 4.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 19mo recency · Moderate 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 €500,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, see 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.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €19 check before a €500,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
9
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballyverneen, Glenmore, Co Kiilkenny, Kilkenny | 2025-08-15 | 222m² | |
| Milltown, Glenmore, Kilkenny, Kilkenny | 2024-10-24 | 213m² |
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 B3 Advantage: A B3 BER rating offers good energy efficiency, with estimated annual energy costs likely €1,300-€1,700 lower than comparable D-rated properties of similar size in the area, contributing to lower running expenses.
Generous Proportions: With 283.0m² of living space and 4 bedrooms and 4 bathrooms, Oak Lodge is significantly larger than the typical property size implied by the €200,000 median sale price within 5km, offering substantial value in terms of space.
Premium Space Value: The property's estimated value of €509,159.56, translating to approximately €1,800 per square meter, suggests a strong valuation for its size and features compared to the average local market.
Hypothesis: Given the B3 BER rating, strategic investment in minor upgrades, such as improving insulation or window efficiency, could potentially elevate Oak Lodge to a B1 or A3 rating, costing approximately €8,000-€12,000 and increasing its market value by an estimated €15,000-€20,000, further solidifying its premium positioning.
Amenities
Connectivity Challenge: As a property located outside Dublin, direct access to specific Dublin transport routes like Luas stops or DART stations is unlikely; residents would likely rely on local bus services to reach regional transport hubs, requiring careful planning for commutes.
Local Services Assessment: Without specific amenity data for Ballyverneen, Glenmore, it's assumed that typical rural amenities like local shops and primary schools would be present within a reasonable driving distance, necessitating a car for most daily needs.
Rural Lifestyle Appeal: The property's setting suggests a focus on rural lifestyle amenities, potentially including walking trails and proximity to natural landscapes, which may appeal to buyers seeking tranquility over urban convenience.
Hypothesis: The lack of specific public transport route data within the provided metrics for Ballyverneen, Glenmore, implies that the property's value is heavily dependent on its immediate rural charm and self-sufficiency, with any future uplift likely tied to localized infrastructure improvements or enhanced rural connectivity initiatives.
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.