Stone Lodge, Monabrika, Freshford, Co. Kilkenny, R95 W8K7
2 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 5 Bed · 2 Bath · 186m² · Detached
Market Position
Limited Transaction Data
At €425,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 19mo 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 2 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
2 verified closed sales within 5.0km · 36 months. 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.
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 · 45% 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
€425,000
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
2
Transactions Analysed
Within 5.0km
19 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 · 2 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
Energy Upgrade Potential: Upgrading the D1 BER rating to a B2 could cost an estimated €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000.
Space Efficiency: With 186m² and 5 bedrooms, the property offers approximately 37.2m² per bedroom, indicating generous living space for its type.
Value Optimization: Investing in energy efficiency upgrades, targeting at least a B2 rating, could significantly enhance the property's market appeal and reduce its current estimated annual energy costs of €1,800-€2,400 compared to a potential €800-€1,200 for a B-rated property.
Hypothesis: The significant disparity between the property's D1 BER and the potential for a B2 rating suggests that energy efficiency improvements represent a prime opportunity for value addition, with a potential ROI of over 70% based on estimated upgrade costs and value increase.
Amenities
Transport Connectivity: Transport connectivity for Monabrika, Freshford is limited, with no specific bus routes, train stations, Luas, or DART lines directly serving the immediate rural area, necessitating reliance on private transport.
Healthcare Access: Access to healthcare facilities would likely require travel to larger centers such as St. Luke's General Hospital in Kilkenny City, approximately 20km away, with local pharmacies in nearby villages like Freshford.
Local Services: Shopping and retail amenities are primarily located in Freshford village, offering basic services, with larger supermarkets and shopping centers requiring travel to Kilkenny City.
Hypothesis: The property's rural location with limited public transport and amenities will continue to suppress its value growth potential compared to properties in more connected areas, unless significant local infrastructure development, such as improved public transport links or new local amenities, is planned for the Freshford region.
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.