Ranchers Return, Coon West, Coan, Co. Kilkenny, R93 NY56
4 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 5 Bed · 2 Bath · 355m² · Detached
Market Position
Below Typical Sale Prices
At €350,000, 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 · 16mo 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
16 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 |
|---|---|---|---|
| Ashcroft House, Coolcullen, Via Carlow, Kilkenny | 2024-03-28 | 204m² | |
| Uskerty, Coon Via Carlow, Kilkenny, Kilkenny | 2025-09-01 | — |
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 E1 Upgrade Opportunity: Upgrading the E1 BER rating to a B2 could cost approximately €10,000-€15,000 but could potentially increase the property's value by €18,000-€25,000.
Spacious Configuration: With 120m² and 5 bedrooms, this property offers ample space, which is well-aligned with its size and could appeal to larger families, though its value is impacted by the BER.
Value Optimization Needed: The E1 BER rating suggests potential for significant energy cost savings and value enhancement through insulation, window upgrades, and heating system improvements, with an estimated annual energy cost of €1,800-€2,200 compared to €800-€1,200 for a B-rated property of similar size.
Hypothesis: Given the 5-bedroom configuration and E1 BER rating, the property is likely targeting families seeking space. However, a substantial investment in energy efficiency could unlock a higher valuation bracket, potentially bringing it closer to or exceeding the €300,000 median within the 10km radius.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas stops, or DART stations mentioned as serving this immediate rural area of Coon West, Coan, indicating a reliance on private transport.
Essential Services Absent: No specific schools, hospitals, pharmacies, supermarkets, or significant shopping centers are listed for Coon West, Coan, suggesting residents would need to travel to larger towns for most amenities.
Rural Lifestyle Focus: The location in Coon West suggests a focus on a rural lifestyle with potential for local walks, but specific parks, gyms, restaurants, or cafes are not detailed, indicating limited immediate lifestyle amenities.
Hypothesis: The lack of specific public transport and urban amenities in Coon West suggests that properties here are primarily valued for their rural setting and land, rather than connectivity or convenience, and that future value appreciation will be heavily dependent on local infrastructure development or improved road access to regional centres.
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.