23 Long Meadows, Sion Road, Kilkenny, Co. Kilkenny, Kilkenny, Co. Kilkenny, R95 HXW2
17 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 5 Bed · 3 Bath · 207m² · Detached
Market Position
At the Upper End of Local Sales
At €895,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
17 closed sales nearby · 9mo 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 €895,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
These signals interact — full analysis in report.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €25 check before a €895,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.5% 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.
Financial Exposure · 25% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€895,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
17
Transactions Analysed
Within 3.0km
9 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 31 Long Meadows, Sion Road, Kilkenny, Kilkenny | 2025-09-16 | 331m² | |
| 4 Harrowville, Leggetsrath, Dublin Road, Kilkenny | 2025-12-15 | 157m² |
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
Superior Energy Efficiency: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 for comparable D-rated properties of similar size in the area, offering annual savings of €1,000-€1,400.
Generous Space Allocation: The property offers 207m² of living space with 5 bedrooms and 3 bathrooms, providing ample room, especially considering the median sale price of similar broad property types within 1km over 180 days was €390,000, indicating this property offers substantially more space.
Value Optimization Potential: While already possessing an excellent A2 BER, further minor enhancements to an A1 rating could potentially add a marginal value of €5,000-€10,000, though the primary value is already captured through its current high energy efficiency, which is superior to the typical BER ratings in the broader market data.
Hypothesis: The A2 BER rating positions this property at the higher end of energy efficiency, implying that while immediate energy cost savings are substantial (€1,000-€1,400 annually vs. D-rated), the market may soon value an A1 rating even more highly, potentially creating a future premium of €10,000-€15,000 for those seeking the absolute peak in energy performance.
Amenities
Transport Connectivity: While specific routes aren't detailed for this Kilkenny address, properties in urban areas of Kilkenny typically benefit from Bus Éireann services connecting to major towns and cities; Kilkenny Train Station offers services to Dublin Heuston and Waterford.
Local Amenities: Kilkenny city offers a rich tapestry of amenities including St. Kieran's College, Loreto Secondary School, Kilkenny Castle, Butler Gallery, and a variety of restaurants and cafes along the Medieval Mile.
Walkability and Services: Sion Road's location in Kilkenny suggests good walkability to local shops and services within the city centre, likely including pharmacies, supermarkets like Dunnes Stores and Tesco, and numerous family-friendly eateries.
Hypothesis: The presence of excellent historical and cultural landmarks like Kilkenny Castle and the Medieval Mile, coupled with a robust public transport network including a train station and bus services, suggests that properties in this locale may see sustained or increasing desirability due to the strong lifestyle appeal and accessibility, which can contribute an additional 5-10% to property value over time compared to less amenity-rich areas.
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.