15 Saint Patricks Close, Kilkenny, R95 WY0R
36 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 3 Bed · 2 Bath · 80m² · Terrace
Market Position
Priced Within Local Sold Range
At €270,000, this home is priced within the typical range of 36 recent closed sales nearby. There's room to negotiate — seller leverage is 1.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
36 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 €270,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
36 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.1% 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
36
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Friary St, Kilkenny, Kilkenny | 2025-09-03 | 81.8m² | |
| 4 Magdalen Court, Maudlin Street, Co. Kilkenny, Kilkenny | 2025-02-25 | 78m² |
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 Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, making it a sound investment for future resale value.
Space Efficiency: With 80.0m² and 3 bedrooms, the property offers a density of 1 bedroom per 26.7m², which is a functional layout for a family home but could be considered standard rather than spacious for the Kilkenny market.
Value Optimization Potential: Enhancing insulation and upgrading the heating system to improve the D2 BER rating is crucial, as properties with lower BERs typically have annual energy costs of €1,800-€2,200 compared to €800-€1,200 for B-rated properties of similar size, a saving of €1,000 annually.
Hypothesis: Given the D2 BER rating, the property's current estimated value of €282,567.56 might be inflated by €20,000-€25,000 due to the significant costs associated with bringing it up to a more desirable B-rated standard, implying a true market value closer to €257,000-€262,000 once upgrade costs are factored in.
Amenities
Transport Links: While specific bus routes and train stations serving R95WY0R in Kilkenny are not detailed in the provided data, the location outside Dublin suggests reliance on local bus services and potentially a national rail link to larger centres.
Local Services: Without specific names of schools, hospitals, or shopping centres, it's difficult to assess the immediate convenience, but Kilkenny as a city typically offers a range of educational institutions, healthcare facilities, and retail options.
Walkability: Information on specific walking routes and pedestrian infrastructure is absent, but properties in established residential areas like Saint Patricks Close often benefit from reasonable walkability to local shops and primary schools.
Hypothesis: The property's 'Outside Dublin' location, combined with the lack of specific transport and amenity data, suggests that its value is primarily driven by its local Kilkenny context rather than broader commuter appeal, meaning that hyper-local amenities like proximity to Kilkenny City Centre and quality local schools will be the dominant factors influencing future appreciation.
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.