Woodsgift, Clomantagh, Barna, Thurles, Co. Kilkenny, E41 EH66
2 homes sold nearby. See what they went for — and what to bid on this one.
€120,000 · 4 Bed · 1 Bath · 106m² · Bungalow
Market Position
Limited Transaction Data
At €120,000, 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 · 4mo 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 below the median transaction level, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
4 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 |
|---|---|---|---|
| Tubrid Lower, Woodsgift, Via Thurles, Kilkenny | 2024-02-16 | 93m² | |
| Kildrenagh, Woodsgift, Nr Thurles, Kilkenny | 2025-12-01 | 102m² |
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
Significant BER Upgrade Opportunity: With an E1 BER rating, upgrading to a C2 rating would cost an estimated €12,000-€18,000 and could increase the property's value by €20,000-€28,000.
Details
- Substantial Energy Cost Savings: An E1 BER rating indicates annual energy costs of approximately €2,200-€2,800, compared to €1,000-€1,500 for a C2 rated property of similar size, offering potential annual savings of €1,200-€1,300.
- Spacious Configuration: The 106m² bungalow with 4 bedrooms offers a generous living space, exceeding the median 3-bedroom configuration within a 100km radius.
- Hypothesis: The current E1 BER rating, while presenting an opportunity for significant value uplift through upgrades, is a substantial deterrent for buyers focused on long-term running costs, suggesting that any buyer will need to factor in a considerable investment to bring the property up to modern energy efficiency standards, thereby justifying the current low asking price.
Amenities
Limited Direct Public Transport: The property's rural location means it is not directly served by specific bus routes like Dublin Bus, Luas, or DART; nearest major connectivity would likely require significant travel.
Details
- Basic Local Services: While Thurles town is a regional hub, specific local amenities like immediate schools or supermarkets in Clomantagh are not detailed, suggesting reliance on Thurles for most services.
- Car Dependency: Given the lack of specific public transport routes mentioned in the immediate vicinity, a car is essential for accessing amenities such as shops in Thurles, St. Patrick's College, or the Templemore Garda Síochána training college.
- Hypothesis: The property's location in Clomantagh, while offering rural tranquility, presents a significant challenge for accessibility to essential services and public transport, implying that its primary appeal will be to buyers seeking a secluded lifestyle, rather than those prioritizing convenience and connectivity to urban centres.
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.