10 Richview, Castlecomer Road, Kilkenny, Co. Kilkenny, R95 DFF3
28 homes sold nearby. See what they went for — and what to bid on this one.
€430,000 · 4 Bed · 3 Bath · 130m² · Semi-D
Market Position
Below Typical Sale Prices
At €430,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
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 €430,000, 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 €21,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €430,000, 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.
These signals interact — full analysis in report.
€21,500
That's what overbidding by just 5% on a €430,000 home costs you — before interest.
A €39 check before a €430,000 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
€39 for your strategy on a €430,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 below the size-adjusted median, suggesting favourable entry conditions. 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 8.6% 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
±20%
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 |
|---|---|---|---|
| 79 The Sycamores, Freshford Rd, Kilkenny, Kilkenny | 2025-04-10 | 93.2m² | |
| 88 The Sycamores, Freshford Rd, Kilkenny, Kilkenny | 2025-09-19 | 93m² |
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
Energy Efficiency Advantage: With a C3 BER rating, this property offers estimated annual energy costs between €1,200-€1,600, a significant saving of €600-€1,000 annually compared to typical D-rated properties of similar size (€1,800-€2,200).
Spacious Family Home: At 130m² with 4 bedrooms and 3 bathrooms, this semi-detached property is notably larger and better configured than the median 3-bedroom, 2-bathroom homes prevalent across 5km to 50km radii, appealing to families seeking more space.
Smart Upgrade Potential: Upgrading the BER from C3 to a B2 rating could cost approximately €5,000-€8,000, potentially increasing the property's value by €10,000-€15,000 and further reducing annual energy costs, presenting a smart investment opportunity.
Hypothesis: The property's superior size, bedroom count, and relatively strong BER rating (C3) position it as a desirable asset in a market where the median property is smaller and less energy-efficient, suggesting it could command a premium from buyers prioritising space and lower running costs.
Amenities
Strategic Transport Links: Located on Castlecomer Road, the property benefits from direct access to local Bus Éireann routes (e.g., Kilkenny City services 801, 802) for city connectivity, and is well-positioned for easy reach to Kilkenny MacDonagh Train Station (approximately 2-3km away) offering intercity rail services.
Premier Educational & Healthcare Access: Families benefit from proximity to highly regarded schools such as Kilkenny College and Presentation Primary School (both within 2-3km), alongside immediate access to healthcare via St. Luke's General Hospital (approximately 2km away), ensuring essential services are close by.
Vibrant Lifestyle & Retail: Enjoy a rich local lifestyle with the nearby Eurospar Castlecomer Road (within 1km), MacDonagh Junction Shopping Centre (approx. 2.5km), and the historic Kilkenny Castle Park (approx. 3km), offering diverse shopping, dining, and recreational opportunities within easy reach.
Hypothesis: The combination of excellent educational institutions, critical healthcare facilities, and varied retail options, all underpinned by solid transport links, will continue to enhance the long-term desirability and property value of the Richview area, especially for growing families seeking a balanced urban-suburban lifestyle.
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.