14 Springfields, Waterford Road, Kilkenny, Co. Kilkenny, R95 D9CT
8 homes sold nearby. See what they went for — and what to bid on this one.
€430,000 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €430,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 11mo 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 €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.
€21,500
That's what overbidding by just 5% on a €430,000 home costs you — before interest.
A €19 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €430,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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
8
Transactions Analysed
Within 1.5km
11 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Hazelbrook, Parc Na Gowan, Kilkenny, Kilkenny | 2025-04-28 | 170m² | |
| 36 The Paddocks, Kells Rd, Kilkenny, Kilkenny | 2025-10-24 | — |
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 C3 Energy Rating: With a C3 BER rating, this property likely incurs higher annual energy costs compared to A or B-rated homes. While specific savings are not calculable without comparative data, a C3 rating suggests moderate insulation and heating efficiency.
Details
- Spacious Living: The 120m² size for a 4-bedroom detached house is well-proportioned, offering ample living space that aligns with typical family requirements in its category.
- Investment Opportunity for Efficiency: While a C3 BER is acceptable, investing €8,000-€12,000 to upgrade to a B2 rating could enhance future resale value and potentially reduce annual energy costs by €1,000-€1,400 compared to D-rated properties, a common rating in the wider market.
- Hypothesis: Given the C3 BER rating and a general market trend towards higher energy efficiency, properties that undergo targeted retrofitting to achieve a B2 or A3 rating in Kilkenny could command a premium of 5-10% on their sale price within 2-3 years, as environmental consciousness and energy costs continue to influence buyer decisions.
Amenities
Transport Links: While located outside Dublin, the property's proximity to Waterford Road suggests potential access to intercity bus services connecting to major towns and cities, though specific route numbers are not provided in the data.
Details
- Local Services Access: Kilkenny City centre, with its amenities including MacDonagh Junction Shopping Centre, St. Luke's Hospital, and various primary and secondary schools like St. Canice's Primary School and Kilkenny College, is likely within a reasonable driving distance.
- Walkability: Being on Waterford Road in Kilkenny suggests a suburban setting potentially offering quiet residential streets for walking, but specific pedestrian infrastructure and proximity to local shops or parks would require local knowledge beyond the provided data.
- Hypothesis: The property's location on a main artery like Waterford Road in Kilkenny implies it is well-positioned to benefit from any planned infrastructure upgrades for public transport or local amenities, which could significantly boost its long-term value and commuter convenience as Kilkenny continues to grow as a regional hub.
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.