3 Oaklawns, Paulstown, Kilkenny, Co. Kilkenny, R95 AC93
6 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 2 Bath · 104m² · Detached
Market Position
At the Upper End of Local Sales
At €310,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 10mo recency · Moderate 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 34 Oaklawns, Paulstown, Kilkenny, Kilkenny | 2024-10-25 | 132m² | |
| Kellymount, Paulstown, Co.kilkenny, Kilkenny | 2025-12-22 | 75m² |
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
Moderate Energy Efficiency: With a C3 BER rating, annual energy costs are estimated to be €1,500-€2,000, compared to €800-€1,200 for B-rated properties of similar size, representing a potential saving of €700-€1,000 annually by upgrading.
Cost-Effective Upgrade Potential: Improving the BER rating from C3 to B2 would likely cost between €6,000-€10,000 and could increase the property's value by €10,000-€15,000, presenting a positive return on investment.
Efficient Living Space: At 104m², the property offers 3 bedrooms and 2 bathrooms, a configuration that aligns well with typical family needs and is efficiently laid out for its size.
Hypothesis: The C3 BER rating suggests a strategic opportunity to increase the property's long-term value and reduce running costs significantly by investing in targeted insulation and heating upgrades, potentially bridging the gap between its current market position and higher-performing properties in the region.
Amenities
Limited Public Transport: While the property is outside Dublin, there are no specific bus routes, train stations, Luas, or DART stops mentioned as serving Paulstown directly in the provided data, indicating a reliance on private transport.
Local Services: Kilkenny city, approximately 20km away, offers comprehensive shopping at the Market Cross Shopping Centre, healthcare at St. Luke's Hospital, and educational facilities like St. Patrick's Boys National School and Presentation Secondary School.
Rural Lifestyle Focus: The property's location in Paulstown suggests a focus on a quieter, rural lifestyle with potential for local walking routes and community-focused amenities, though specific parks or gyms are not detailed in the provided data.
Hypothesis: The lack of direct public transport links and reliance on private vehicles for access to major amenities in Kilkenny city suggests that properties in Paulstown are valued more for their rural setting and peaceful environment, and any future development focusing on improved local infrastructure, such as a new bus route connecting to Kilkenny or a local community hub, could significantly enhance property values.
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.