The Paddock On Circa 1.5 Acres, Baunrickeen, Johnstown, Co. Kilkenny, E41 XR84
2 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 5 Bed · 3 Bath · 185m² · Detached
Market Position
Limited Transaction Data
At €495,000, 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 · 21mo 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 · 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
€495,000
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
21 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 |
|---|---|---|---|
| Garrylawn, Crosspatrick, Via Thurles, Kilkenny | 2024-10-25 | 170m² | |
| Rathpoleen, Johnstown, Kilkenny, Kilkenny | 2024-01-03 | 280.6m² |
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 Improvement Potential: With a D1 BER rating, upgrading to a B2 would likely cost between €8,000-€12,000 but could increase property value by an estimated €15,000-€20,000, representing a sound investment.
Energy Cost Variance: Current annual energy costs for a D1 rated property of this size are estimated at €1,800-€2,200, compared to €800-€1,200 for B-rated properties, offering potential annual savings of €1,000-€1,400.
Space Configuration: A 185m² detached property with 5 bedrooms and 3 bathrooms offers generous living space, which is generally well-received but needs to align with local demand for such configurations.
Hypothesis: Given the D1 BER rating, investing in energy efficiency upgrades could significantly enhance the property's market appeal and long-term value, potentially closing the price gap with higher-rated homes and making it more competitive in a market where energy performance is increasingly valued.
Amenities
Transport Connectivity: Specific public transport details such as bus routes, train stations, Luas stops, or DART stations serving Baunrickeen, Johnstown, Co. Kilkenny, are not provided in the raw data.
Local Services: Specific educational facilities, healthcare access points, shopping and retail options, lifestyle amenities, or childcare services in the immediate vicinity of Baunrickeen, Johnstown, Co. Kilkenny, are not detailed in the provided data.
Walkability: Information regarding actual walking routes and pedestrian infrastructure in Baunrickeen, Johnstown, Co. Kilkenny, is absent from the raw data.
Hypothesis: The lack of detailed local amenity data for Baunrickeen, Johnstown, Co. Kilkenny, in the provided metrics, suggests that this property is likely situated in a more rural or semi-rural location where access to extensive public transport, schools, and retail centers is limited, requiring buyers to rely more on private transport and potentially impacting its attractiveness for certain demographics.
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.