1 Kilkenny Road, Castlecomer, Castlecomer, Co. Kilkenny, R95 D2C9
4 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 5 Bed · 3 Bath · 125m² · Semi-D
Market Position
Significantly Above Local Sales
At €285,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 25mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). 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. Median anchored to size-similar transactions.
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 — size-adjusted.
Financial Exposure · 121% 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
€285,000
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
4
Transactions Analysed
Within 5.0km
25 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Donaguile Heights, Castlecomer, Co Kilkenny, Kilkenny | 2023-12-06 | 124m² | |
| 30 Kilkenny St, Castlecomer, Co Kilkenny, Kilkenny | 2024-09-11 | 174m² |
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 Rating Impact: The C2 BER rating suggests an average energy performance, with potential annual savings of €400-€600 compared to a D-rated property of similar size.
Size Advantage: With 125m² and 5 bedrooms, this property offers generous space, likely appealing to larger families compared to the typical 2-bedroom homes seen in some local sales data.
Value Optimization: Upgrading the BER from C2 to B2 could cost an estimated €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000.
Hypothesis: Given the C2 BER rating and the presence of 3 bathrooms, a strategic focus on improving insulation and heating systems could yield a significant return on investment, potentially pushing the property's value towards the higher end of the €300,000 mark as energy efficiency becomes a greater market differentiator.
Amenities
Transport Links: While specific bus routes and train stations are not provided for Castlecomer, its location outside Dublin suggests reliance on local bus services and potential longer commutes to major transport hubs.
Local Services: Castlecomer offers essential amenities such as local shops and healthcare facilities, contributing to day-to-day convenience for residents.
Green Space Access: The area benefits from proximity to local parks and recreational areas, enhancing quality of life and providing family-friendly outdoor options.
Hypothesis: The absence of specific public transport data like bus route numbers or train station names suggests that the property's appeal may be more dependent on private vehicle ownership, and therefore, future infrastructure improvements in public transport could significantly boost its desirability and value.
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.