Pollagh, Kilmanagh, Kilmanagh, Co. Kilkenny, R95 C7X4
4 homes sold nearby. See what they went for — and what to bid on this one.
€140,000 · 2 Bed · 1 Bath · 60m² · Bungalow
Market Position
Below Typical Sale Prices
At €140,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 9mo 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 below the median of comparable sales, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
9 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 |
|---|---|---|---|
| Ballintaggart Callan, Kilkenny, Tipperary | 2025-07-24 | — | |
| Ballykeeffe, Kilmanagh, Kilkenny, Kilkenny | 2025-11-21 | — |
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: With a G BER rating, significant investment is needed to improve energy efficiency; upgrading to a B2 rating could cost approximately €10,000-€15,000 but potentially increase property value by €15,000-€20,000.
Energy Cost Differential: A G-rated property of 60m² could incur annual energy costs of €2,500-€3,000, compared to €900-€1,200 for a B-rated property, representing annual savings of €1,600-€1,800 post-upgrade.
Space Efficiency: The 60m² size with 2 bedrooms and 1 bathroom is compact, potentially limiting appeal for larger families or those seeking more substantial living space compared to the 5km median sale price of €195,000.
Hypothesis: Given the G BER rating, a focused renovation prioritizing insulation, a new heating system, and potential window upgrades could not only mitigate high running costs but also substantially bridge the value gap compared to properties with superior energy performance in the local market, potentially recouping 70-80% of upgrade costs through increased sale value.
Amenities
Connectivity Limitations: Transport connectivity is limited, with no specific bus routes, train stations, Luas stops, or DART stations mentioned as directly serving Pollagh, Kilmanagh.
Local Services Gap: Specific details on educational facilities, healthcare access, shopping, retail, lifestyle amenities, and childcare services in Kilmanagh are not provided in the data, indicating a potential reliance on services in larger nearby towns.
Walkability Assessment: Information on walkability and pedestrian access, including specific walking routes and pedestrian infrastructure, is absent, suggesting a car-dependent location.
Hypothesis: The lack of readily available data on local amenities and transport suggests that Kilmanagh's appeal is primarily based on its rural setting and lower price point, with future value appreciation likely dependent on planned local infrastructure improvements or increased demand for properties in quieter, less amenity-rich areas.
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.