16 Christendom Square, Abbeylands, Ferrybank, Slieverue, Co. Kilkenny, X91 XKD4
11 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 3 Bed · 3 Bath · 93m² · Terrace
Market Position
Priced Within Local Sold Range
At €265,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 13mo 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 €265,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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 · High
11
Transactions Analysed
Within 1.5km
13 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Fiodh Mor, Ferrybank, Kilkenny, Kilkenny | 2025-03-13 | 86m² | |
| 19 Leaca Ard, Abbeylands, Ferrybank, Kilkenny | 2025-03-14 | 70m² |
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
Excellent BER Rating Advantage: With a B BER rating, this property's annual energy costs are estimated to be €1,000-€1,400 lower than a D-rated property of similar size, offering immediate savings.
Size Efficiency: At 93.0m², this 3-bedroom, 3-bathroom terrace offers a good space-to-room ratio, with each bedroom averaging approximately 31m² including shared facilities.
Value Optimisation Potential: While the B BER is good, upgrading to an A rating could potentially increase its market value by €10,000-€15,000, with estimated upgrade costs of €5,000-€8,000, representing a profitable investment.
Hypothesis: The property's B BER rating indicates good thermal performance, but focusing on minor upgrades like enhanced insulation in attics or walls could push it towards an A rating, potentially commanding a premium of 5-7% over comparable B-rated properties in this specific Ferrybank micro-location.
Amenities
Key Transport Links: While specific bus routes and train stations for Ferrybank, Slieverue, Co. Kilkenny are not provided in the data, properties in this general region (Co. Kilkenny) are typically served by Bus Éireann routes connecting to Kilkenny city and surrounding towns, and the nearest train station is Kilkenny (MacDonagh Station).
Local Educational & Healthcare Access: The area is likely to have primary schools like Slieverue National School and secondary options within Kilkenny city. Healthcare access would typically be via the HSE services in Kilkenny, including St. Luke's General Hospital.
Retail & Lifestyle Convenience: Proximity to Ferrybank and Waterford city provides access to supermarkets like Dunnes Stores and Tesco, along with various cafes and restaurants. Local parks and walking routes along the River Suir would enhance lifestyle appeal.
Hypothesis: The lack of specific transport details like Luas or DART in the data suggests this property is more reliant on private transport or regional bus services, potentially increasing commute times to major employment hubs compared to properties closer to national rail lines or urban transit networks.
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.