23 Troy's Gate, Kilkenny, R95 PX7F
4 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 1 Bath · 72m² · House
Market Position
Priced Above Local Sales
At €280,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 8mo 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 24 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 · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Financial Exposure · 18% 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
€280,000
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 · Low
4
Transactions Analysed
Within 3.0km
8 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 |
|---|---|---|---|
| 2 Outrath Court, Outrath Rd, Kilkenny, Kilkenny | 2025-01-30 | 114m² | |
| 45 St Francis Tce, Kilkenny, Kilkenny, Kilkenny | 2025-07-21 | 84m² |
Transactions within a 3.0km radius and 24-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 Uncertainty: The BER rating is PENDING, meaning potential buyers cannot ascertain its energy efficiency, which is a critical factor in running costs and market appeal.
Size Efficiency: At 72.0m², this 3-bedroom, 1-bathroom house is on the smaller side for its bedroom count, suggesting potential space optimization concerns for families.
Value Optimization: Given the BER_PENDING status, an investment in energy efficiency upgrades (e.g., insulation, heating system) could cost an estimated €8,000-€12,000 to achieve a B2 rating, potentially increasing the property's value by €15,000-€20,000, making it a strategic improvement.
Hypothesis: The BER_PENDING status, combined with a modest 72.0m² size for a 3-bedroom property, creates a distinct opportunity for a buyer to invest in upgrades and achieve a significantly higher value proposition, potentially recouping 150-250% of upgrade costs in added market value.
Amenities
Connectivity Overview: Kilkenny is served by Irish Rail with Kilkenny Station providing national rail links, and local Bus Éireann services offer regional connectivity, but specific route numbers and Luas/DART are not applicable to this location.
Local Services Access: The property benefits from proximity to essential services, including University Hospital Waterford (within commuting distance for advanced healthcare), Kilkenny Shopping Centre for retail, and various local eateries and cafes.
Walkability & Family Focus: The area offers good walkability with Kilkenny City centre accessible on foot for local shops like Matt the Miller's or Campagne restaurant, and nearby green spaces like The Kilkenny Castle grounds provide recreational opportunities for families.
Hypothesis: The absence of direct Dublin transport links (Luas, DART) makes 23 Troy's Gate a purely regional asset, but its positioning within Kilkenny city provides strong local amenities and good connectivity via rail and bus to major Irish cities, enhancing its appeal for non-commuter buyers.
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.