26 Ballybought Street, Kilkenny, R95 V3PY
4 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 3 Bed · 2 Bath · 81m² · House
Market Position
Significantly Above Local Sales
At €345,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 7mo 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 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 · 32% 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
€345,000
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
7 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 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 Rating Opportunity: With a C1 BER rating, upgrading to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a sound investment.
Size Efficiency: At 81m² with 3 bedrooms and 2 bathrooms, the property offers a reasonable space allocation, aligning with the typical configuration of similar homes in the local market, although larger properties in the immediate vicinity have sold for significantly more.
Value Optimization: While the C1 BER offers moderate energy efficiency, targeted upgrades to insulation and heating could reduce annual energy costs from an estimated €1,600-€2,000 (for C1) towards the €1,200-€1,600 range seen in B-rated properties, enhancing its appeal and market value.
Hypothesis: The current C1 BER rating, while not poor, presents a clear opportunity for value enhancement. Properties with higher BER ratings (B or A) within a 1km radius have a median sale price €100,000 higher than those with D or E ratings, indicating a significant market premium for energy efficiency.
Amenities
Transport Links: The property is well-served by local bus routes, with Kilkenny Bus Station providing connections to various regional destinations and local services.
Local Conveniences: The area offers a range of amenities including supermarkets like Dunnes Stores and Lidl, Kilkenny Pharmacy, and St. Mary's Cathedral Primary School within a short walk.
Walkability & Services: Ballybought Street is in a central location, offering excellent walkability to Kilkenny city centre's shops, cafes like Kyteler's Inn, and parks such as Kilkenny Castle grounds.
Hypothesis: The high density of amenities and services within Kilkenny city centre, coupled with the good public transport links from Kilkenny Bus Station, suggests that properties in this location command a premium due to their convenience and lifestyle appeal, particularly for those seeking urban living without the need for a car.
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.