Rathpatrick, Crosspatrick, Co. Kilkenny, E41 EP20
1 homes sold nearby. See what they went for — and what to bid on this one.
€135,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Limited Transaction Data
At €135,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction 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.
Statistical Confidence · Low
1
Transactions Analysed
Within 5.0km
28 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Galmoy Village, Kilkenny Via Thurles, Kilkenny, Kilkenny | 2023-12-15 | 119m² |
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
Significant BER Upgrade Needed: With an 'F' BER rating, upgrading to a 'B2' would likely cost €8,000-€12,000 but could increase the property value by €15,000-€20,000, representing a valuable investment.
Details
- Substantial Energy Cost Gap: An 'F' rated BER typically incurs annual energy costs of €2,200-€2,800, whereas a 'B2' rating could reduce this to €1,000-€1,400, a saving of €1,200-€1,400 annually.
- Size vs. Local Norms: The property's 120m² size is consistent with the median 3-bedroom properties (median beds: 3.0 within 100km), but its 2-bedroom configuration may limit its appeal to a broader buyer base compared to the local 3-bed average.
- Hypothesis: The significant disparity between the 'F' BER rating and the desire for energy efficiency in the current market suggests that the cost of upgrading the BER should be a primary consideration, as it directly impacts long-term running costs and resale value, with potential for a strong return on investment if managed effectively.
Amenities
Limited Local Transport: The absence of specific bus routes, train stations, or Luas/DART stops mentioned for Crosspatrick indicates a reliance on private transport, limiting connectivity.
Details
- Rural Services Gap: Specific local schools, shops, healthcare, and lifestyle amenities are not detailed, suggesting that residents may need to travel to larger towns like Kilkenny for essential services and leisure activities.
- Low Walkability: The property's rural setting likely means limited walkability to key amenities, necessitating car ownership for daily needs and access to services.
- Hypothesis: The lack of specified local transport and amenities suggests that any future development or infrastructure investment in the Crosspatrick area, such as improved bus links to Kilkenny or the introduction of local convenience stores, could significantly boost property values and buyer desirability in this location.
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.