Stone Lodge, Monabricka, Freshford, Co. Kilkenny, R95 W8K7
3 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 5 Bed · 2 Bath · 120m² · Detached
Market Position
Significantly Above Local Sales
At €500,000, 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.
3 closed sales nearby · 30mo 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 3 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
3 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 · 49% 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
€500,000
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
3
Transactions Analysed
Within 5.0km
30 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clontubrid, Freshford, Kilkenny, Kilkenny | 2023-10-05 | 195m² | |
| Tifeaghna Mount Garret, Clontubrid, Ballyragget, Kilkenny | 2024-11-16 | 208m² |
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 Opportunity: Improving the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, presenting a clear investment opportunity.
Details
- Estimated Value vs. Asking: The estimated value of €241,030 is substantially lower than the €500,000 asking price, representing a significant gap that needs justification by unique property features or improvements.
- Space Efficiency: With 120m² of living space and 5 bedrooms, the property offers approximately 24m² per bedroom, which is reasonable, but the 2 bathrooms for 5 bedrooms might be a constraint for larger families.
- Hypothesis: Given the D1 BER rating and the significant discrepancy between the estimated and asking price, a detailed structural survey and an assessment of potential modernizations (e.g., insulation upgrades, heating system efficiency) are crucial, as these factors are likely the primary drivers of the valuation gap and will significantly impact the true investment potential beyond superficial enhancements.
Amenities
Limited Public Transport: As a rural location in Freshford, Co. Kilkenny, specific bus routes or train stations are not detailed in the provided data, indicating potential reliance on private transport.
Details
- Local Services: The property is located in Monabricka, Freshford, an area that typically offers local primary schools and essential services, but lacks major retail centres or specialized healthcare facilities within immediate proximity.
- Rural Lifestyle Focus: The property's location suggests a focus on rural lifestyle amenities like natural surroundings and potentially community-based activities rather than urban conveniences.
- Hypothesis: The limited public transport options and lack of detailed amenity data for Monabricka, Freshford, imply that its value proposition hinges on its rural tranquility and potential for development or expansion, rather than immediate access to urban conveniences or robust infrastructure, making it more attractive to a niche buyer seeking a secluded lifestyle.
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.