the folly, liss, tullaroan, co. kilkenny, r95 kp46
1 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 2 Bed · 1 Bath · 130m² · Detached
Market Position
Limited Transaction Data
At €165,000, 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
24 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 |
|---|---|---|---|
| Dreelingstown, Rathmoyle, Kilkenny, Kilkenny | 2024-03-28 | 57m² |
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: With an F BER rating, this 130m² property's estimated annual energy costs are significantly higher (likely €2,800-€3,500) compared to a B-rated property (€1,200-€1,800), highlighting substantial potential for energy savings.
Details
- Value-Add Investment: Upgrading the BER from F to a more efficient B2 rating could involve an investment of €20,000-€40,000, yet is projected to increase the property's value by €22,749-€34,123, representing a strategic long-term return.
- Fitting for the Area: The property's 130m² size with 2 bedrooms and 1 bathroom is well-aligned with recent sales in the 5km radius, where the median property sold in the last 30 days also had 2 beds and 1 bath.
- Hypothesis: The low BER rating, common for older properties, presents a unique opportunity for buyers to invest in energy efficiency upgrades, thereby significantly enhancing comfort, reducing running costs, and unlocking considerable equity uplift in a market increasingly valuing sustainable homes.
Amenities
Regional Connectivity: Transport access relies heavily on car travel, with Bus Éireann services (e.g., Route 4 Kilkenny-Dublin) and Kilkenny MacDonagh Train Station available in Kilkenny City, approximately 15-20km from the property.
Details
- Educational Access: Primary education is well-served by Tullaroan National School, located approximately 2km away, while a broader range of secondary schools and the SETU Kilkenny Campus are accessible within Kilkenny City (approx. 15km).
- Essential Services Hub: Comprehensive shopping, healthcare, and lifestyle amenities are predominantly found in Kilkenny City (approx. 15km), including major supermarkets like SuperValu, healthcare at St. Luke's General Hospital, and recreational areas such as Kilkenny Castle Park.
- Hypothesis: While situated in a rural setting, the property's proximity to Kilkenny City, a significant regional hub, suggests that buyers prioritize a peaceful, spacious environment over immediate walkability, valuing the balance of rural living with relatively convenient access to urban amenities within a short drive.
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.