13 Rose Hill Court, Circular Road, Kilkenny, Co. Kilkenny, R95 KHY9
1 homes sold nearby. See what they went for — and what to bid on this one.
€535,000 · 4 Bed · 3 Bath · 210m² · Townhouse
Market Position
Limited Transaction Data
At €535,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 24 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.
Financial Exposure · 160% 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
€535,000
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
1
Transactions Analysed
Within 3.0km
20 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Tilbury Place, Kilkenny, Kilkenny | 2024-07-22 | 90m² |
Transactions within a 3.0km radius and 24-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
Superior Energy Efficiency: The A2 BER rating positions this property as highly energy-efficient, with estimated annual energy costs of €800-€1,200, significantly lower than D-rated properties which can range from €1,800-€2,200 for similar-sized homes.
Details
- Generous Living Space: With 210sqm, this townhouse offers substantial living space, exceeding the median of 3 bedrooms and 2 bathrooms common in the market data, indicating a potentially comfortable and spacious home.
- Value Optimisation Opportunity: Given the A2 BER rating, there's minimal immediate cost for energy efficiency upgrades. However, ensuring the interior finishes and any structural elements are maintained to a high standard will be key to optimising its value against the higher asking price.
- Hypothesis: The A2 BER rating, while excellent, may be nearing the peak of its market differentiation in certain price brackets; further value enhancement could be achieved through the integration of smart home technology and premium interior design, aligning with the buyer expectations for a €535,000 property.
Amenities
Connectivity to Kilkenny City: Located on Circular Road, Kilkenny, residents benefit from proximity to Kilkenny City centre. Specific bus routes serving the immediate area would need to be confirmed locally, but the city centre is generally well-connected by national bus services. There is no Luas or DART service in Kilkenny.
Details
- Local Educational & Healthcare Access: The property is likely within reasonable distance of local primary and secondary schools in Kilkenny City, such as Kilkenny College and St. Kieran's College, and St. Luke's Hospital for healthcare needs.
- Walkability and Local Services: Circular Road offers good walkability to Kilkenny City's amenities, including the medieval mile, shops like Market Cross Shopping Centre, and restaurants such as Campagne, providing a convenient lifestyle.
- Hypothesis: While Kilkenny City offers a good range of local amenities and connectivity via bus networks, the absence of a train station or light rail within immediate reach of Kilkenny may present a constraint for potential buyers seeking easy commutes to major urban centers like Dublin, requiring a reliance on private transport.
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.