The Stables, Derrynahinch, Ballyhale, Co. Kilkenny
R95 R9T1 · Kilkenny
Detached House · 6 bed · 287 m² · BER D2
Asking price
€895,000
BuyerIQ value i
€799,000
Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 12.0% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 16.3km over the last 11 months show a median of EUR 819,754 for similar 6-bed detached houses. Our fair value estimate is EUR 798,973, which is 10.7% below the asking price of EUR 895,000. There may be room to negotiate. Listed 71 days ago — slightly above the typical pace, mild leverage on opening bid.
72 days
On market
287 m²
Floor area
BER D2
Energy rating
6 bed
Bedrooms
This is a preview — 3 of 20 sections are open20%
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THE QUESTION
Priced ~12% above our €799k estimate; 2 warnings before you bid.
Here's my honest read before you bid. The asking of €895,000 is about 12% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01Moderate flood risk — OPW CFRAM.
02Below-average BER (D2) — SEAI BER register.
0372 days on market — anchor eroding — 0.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €895,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 3 findings on this property.
FREE PREVIEW: 1 OF 3 FINDINGS
ⓘ WATCH
72 days on market — anchor eroding
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
2 WARNINGS TO UNLOCK
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Moderate flood risk
Below-average BER (D2)
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
The Stables, Derrynahinch, Ballyhale0 m · 2025-08 · 4 bed · 287 m² · match 75
€750,000
15 College Sq, Kilkenny16.3 km · 2025-12 · 6 bed · 375 m² · C1 · match 48
€950,000
Muirlin House, College Road, Kilkenny16.3 km · 2025-09 · 6 bed · 172 m² · D1 · match 45
€640,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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