2 Archersfield, Kilmoganny, Co. Kilkenny, R95 VY15
13 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 2 Bath · 115m² · Detached
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 18mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
13
Transactions Analysed
Within 5.0km
18 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Olde Court House, Kilmoganny, Kilkenny, Kilkenny | 2024-10-17 | 181m² | |
| Carrick Rd, Kilmoganny, Co Kilkenny, Kilkenny | 2025-03-07 | 107.5m² |
Transactions within a 5.0km radius and 36-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 Potential: Upgrading the B3 BER rating to an A-rating would likely cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by an estimated €1,000-€1,400 compared to D-rated properties.
Details
- Size Advantage: At 115m², the property is a good size, aligning with the median 3 bedrooms and 2 bathrooms seen in the 100km market data.
- Value Optimisation: The €250,000 asking price for a 115m², 3-bed, 2-bath detached property with B3 BER is attractive given the median sale price of €290,000 within 100km.
- Hypothesis: Given the B3 BER, targeted insulation upgrades and modernising the heating system could elevate the property's energy efficiency significantly, creating a strong selling point and potentially justifying a price premium of up to €10,000-€15,000 in future sales within the Kilmoganny locale.
Amenities
Limited Public Transport: Kilmoganny is not served by direct bus routes, train stations, Luas, or DART lines, indicating a reliance on private transport for connectivity.
Details
- Local Amenities Scarce: Specific local amenities such as supermarkets (e.g., SuperValu in Thomastown is approx. 8km away), schools (e.g., Scoil Phádraig Naofa, Kilmoganny is nearby), and healthcare facilities are not detailed in the provided data, suggesting a need for travel to larger towns.
- Walkability Restricted: The data does not indicate specific walking routes or pedestrian infrastructure within Kilmoganny, suggesting limited walkability for essential services.
- Hypothesis: The rural nature of Kilmoganny means that while offering tranquility, its value appreciation will be heavily reliant on future infrastructure development, such as improved road networks connecting to larger urban centres or enhanced public transport links, which are currently absent from the immediate area.
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.