1 Walkin Court, Lakeside, Kilkenny, Co. Kilkenny, R95 Y9T1
28 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 3 Bed · 3 Bath · 95m² · Semi-D
Market Position
Priced Within Local Sold Range
At €345,000, this home is priced within the typical range of 28 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
28 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €345,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
28 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.7% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
28
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Talbot Place, Lakeside, Kilkenny City, Kilkenny | 2025-12-18 | 114m² | |
| 20 St Johns Rd, Lakeside, Kilkenny, Kilkenny | 2025-06-24 | 92m² |
Transactions within a 1.5km radius and 18-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 Upgrade Potential: The C2 BER rating suggests that upgrading to a B2 rating could cost between €6,000 and €9,000, potentially increasing the property's value by €10,000 to €15,000 and reducing annual energy costs by approximately €400-€600 compared to current C2 levels.
Efficient Use of Space: With 95.0m² spread across 3 bedrooms and 3 bathrooms, the property offers a good ratio of living space to bedrooms, suggesting efficient internal layout that can be appealing to families or those needing extra facilities.
Value Optimization Opportunity: The asking price of €345,000, while slightly above recent similar sales within 1km, presents an opportunity for value optimization. Addressing minor cosmetic upgrades or enhancing the BER could solidify its value proposition against comparable properties.
Hypothesis: Given the C2 BER rating, investing in insulation and a heat pump upgrade could not only reduce annual energy bills by an estimated €400-€600 but also bridge the price gap between this property and higher-rated homes, making it a more attractive long-term investment within 2 years.
Amenities
Transport Connectivity: While specific bus routes, train stations, or Luas stops are not detailed for this exact postcode, Kilkenny city typically benefits from Local Link Kilkenny, offering regional bus services, and is served by Kilkenny railway station for national rail links.
Local Services Access: The property's location in Kilkenny city, even on the outskirts, likely provides access to essential amenities. Kilkenny city centre offers numerous shops including Dunnes Stores and Lidl, along with St. Luke's Hospital and a variety of restaurants and cafes.
Family & Lifestyle: Kilkenny offers a range of educational facilities such as St. Patrick's Boys' National School and Presentation Secondary School. Lifestyle amenities include the Kilkenny Castle grounds for recreation and a selection of parks and green spaces within the city's environs.
Hypothesis: The desirability of this property will be heavily influenced by the actual distance and frequency of service for the nearest Local Link bus route and its proximity to Kilkenny city centre; a journey time of under 15 minutes to the city centre via public transport could add an estimated €15,000-€20,000 in value due to enhanced convenience and lifestyle access.
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.