11 Cedarwood Avenue, Ardnore, Kilkenny, Co. Kilkenny, R95 W2PY
6 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 3 Bed · 1 Bath · 83m² · Bungalow
Market Position
At the Upper End of Local Sales
At €385,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 9mo recency · Moderate 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 €385,000, 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 €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €385,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 size-adjusted median. 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
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Riverview, Ardnore, Kilkenny, Kilkenny | 2025-12-16 | 88m² | |
| 33 Marble Crest, Kilkenny, Kilkenny, Kilkenny | 2025-07-10 | 76m² |
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 Improvement Potential: The D2 BER rating suggests potential for significant energy efficiency upgrades; investing €8,000-€12,000 in insulation, windows, and heating could improve the BER to a C or B rating, potentially increasing property value by €15,000-€20,000.
Details
- Size Competitiveness: At 83sqm, this bungalow is a medium-sized property; while not small, it aligns with the median size for bungalows in the wider Kilkenny area but may be smaller than newer constructions elsewhere.
- Value Optimization Opportunity: Given the D2 BER rating, there's an opportunity to optimize value by implementing energy efficiency upgrades, which could make the property more attractive and competitive in a market where energy costs are a growing concern for buyers.
- Hypothesis: The current D2 BER rating represents a financial and environmental disadvantage, likely contributing to the property's current valuation gap; a targeted investment in energy efficiency upgrades, potentially costing €8,000-€12,000, could unlock an immediate value increase of €15,000-€20,000 and significantly enhance its market appeal.
Amenities
Transport Connectivity: While the property is located outside Dublin, specific public transport links like Luas or DART are not directly available in Kilkenny; residents would likely rely on local bus services such as Local Link Kilkenny or Bus Éireann route 4, with further details needing confirmation for specific travel times to major hubs.
Details
- Local Amenities Access: Residents have access to Kilkenny city's amenities including shopping at Market Cross Shopping Centre, healthcare at St. Luke's Hospital, and education at Loreto Secondary School, all within a reasonable driving distance.
- Lifestyle and Green Space: Ardnore benefits from proximity to Kilkenny City's vibrant lifestyle, with numerous restaurants and cafes, and is close to Kilkenny Castle and Gardens, offering significant recreational opportunities.
- Hypothesis: The 'outside Dublin' designation for this Kilkenny property means that direct Luas or DART access is unavailable, necessitating reliance on local bus services (e.g., Bus Éireann route 4) and private transport for commuting. However, the strong availability of local amenities in Kilkenny City, including Market Cross Shopping Centre and St. Luke's Hospital within a 10km radius, and lifestyle options like Kilkenny Castle, compensates for the lack of direct public transport to Dublin, making it appealing for those prioritizing regional living over a daily Dublin commute.
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.