167 Robertshill, Circular Road, Kilkenny, Co. Kilkenny, R95 E7P3
4 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 2 Bath · 120m² · House
Market Position
Below Typical Sale Prices
At €250,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 5mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 3.0km over the past 18 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.
Price Distribution Analysis
4 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 3.0km
5 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 Robertshill, Old Circular Rd, Kilkenny, Kilkenny | 2025-12-15 | 102m² | |
| 45 St Francis Tce, Kilkenny, Kilkenny, Kilkenny | 2025-07-21 | 84m² |
Transactions within a 3.0km 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 Advantage: The B3 BER rating offers an advantage, with estimated annual energy costs likely €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size.
Space Efficiency: At 120m², this 3-bedroom, 2-bathroom house offers a good balance of space for a family, with approximately 40m² per habitable room.
Value Optimization: Upgrading from a B3 BER to an A2 rating would likely cost €6,000-€10,000 but could increase the property's value by €10,000-€15,000, representing a worthwhile investment for future sale.
Hypothesis: The B3 BER rating places this property above average for older stock, and with a modest investment of €6,000-€10,000 for targeted upgrades (e.g., enhanced insulation, solar panels), it could achieve an A-rating, unlocking a premium of €10,000-€15,000 and significantly reducing ongoing running costs.
Amenities
Transport Links: While specific routes aren't detailed, its location in Kilkenny city suggests likely access to local bus services connecting to Kilkenny Railway Station for broader connectivity.
Local Amenities: Kilkenny city offers a range of amenities including St. Patrick's Primary School, Kilkenny College, St. Luke's Hospital, and numerous shopping options like MacDonagh Junction Shopping Centre.
Walkability: Being on Circular Road implies potential walkability to local shops, parks like Danesfort Park, and essential services within Kilkenny city center.
Hypothesis: The property's location in Kilkenny city, a regional hub with its own university hospital and significant historical and cultural attractions, suggests a strong demand base driven by local employment and lifestyle, which is not fully captured by broader county-level metrics.
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.