The Little Arrigle, Main Street, Ballyhale, Co. Kilkenny, R95 FDH6
0 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 5 Bed · 2 Bath · 207m² · House
Market Position
Limited Transaction Data
At €395,000, we cannot reliably position this property — no comparable closed sales were found within 1.5km. 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 0 comparable transactions within 1.5km over the past 18 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
0
Transactions Analysed
Within 1.5km
—
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
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 C2 Potential: The C2 BER rating indicates a moderate level of energy efficiency, with potential upgrades to a B2 rating costing an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Generous Size: At 207m², this 5-bedroom, 2-bathroom house is well-sized for family living, offering approximately 39.3 sqm per bedroom, which is ample space.
Value Optimization: While not a top-tier BER, the C2 rating offers a good balance; however, focusing on insulation and efficient heating upgrades could significantly enhance its market appeal and long-term running costs.
Hypothesis: The €387,114 estimated value, based on a C2 BER and 207sqm size, suggests the market is currently valuing space over energy efficiency in this specific location, but a targeted BER upgrade could unlock a higher valuation premium if local buyer preferences shift towards sustainability.
Amenities
Limited Transport Connectivity: Ballyhale is not directly served by train stations or Luas/DART lines; primary connectivity relies on local bus services, with no specific routes mentioned in the provided data.
Local Services: The property is located on Main Street, suggesting proximity to essential local services in Ballyhale, including potential shops, pharmacies, and possibly local schools.
Rural Lifestyle: As a property outside Dublin, Ballyhale offers a more rural lifestyle with potential access to local parks and community amenities, though specific names are not provided.
Hypothesis: The lack of direct public transport links to major urban centers from Ballyhale suggests that commuting to Dublin would likely involve driving to a nearby town with train access, potentially adding 30-60 minutes to daily commute times, which could influence the buyer pool towards local or regional commuters.
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.