3 The Paddocks, Gowran Road, Paulstown, Co. Kilkenny, R95 XH98
6 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 5 Bed · 3 Bath · 171m² · Detached
Market Position
At the Upper End of Local Sales
At €550,000, 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 · 9mo 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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
From €19 for your strategy on a €550,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 17% 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
€550,000
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 · Moderate
6
Transactions Analysed
Within 3.0km
9 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 | |
| Boherbee, Paulstown, Kilkenny, Kilkenny | 2025-05-02 | 239m² |
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
Excellent Energy Efficiency: With a strong B2 BER rating, this property indicates high energy efficiency. This can translate to estimated annual energy costs of €800-€1,200, which is significantly lower compared to D-rated properties of a similar size that might incur costs of €1,800-€2,200 annually, potentially saving a buyer €600-€1,400 per year.
Details
- Generous Living Space: Spanning 171m² with 5 bedrooms and 3 bathrooms, this property offers considerably more space than the 5km area median of 3 bedrooms. This makes it ideal for larger families or those seeking ample room for home office setups and additional living areas.
- Spacious Layout Advantage: The generous 5-bedroom, 3-bathroom configuration offers ample space for a large family or flexible living, significantly exceeding the 5km area median of 3 bedrooms. This provides enhanced utility and privacy, a key value driver for this property type.
- Hypothesis: The property's large size and favorable BER rating position it well for long-term value appreciation, especially as energy efficiency becomes a more critical factor for buyers, potentially attracting a premium in the future market.
Amenities
Community Scale: The property is situated within a local area demonstrating 11 total properties within a 5km radius compared to 30 properties within a 10km radius, indicating a relatively small, rural residential community. This informs the expected scale and type of local amenities.
Details
- Local Sales Activity Context: The presence of 9 sales in the last 90 days within 5km suggests that despite the rural setting, there is a consistent level of property transactions, which can indirectly support local services and amenities over time.
- Competitive Demand for Lifestyle: With 44% of properties within 5km selling above asking price in the last 90 days, there is a notable demand for homes in this area, which can be driven by lifestyle factors including access to perceived local amenities (even if not explicitly quantified by specific counts/distances).
- Hypothesis: The property's appeal for buyers seeking a larger home in a rural setting will continue, and any future minor infrastructure or service additions in Paulstown could further enhance its amenity value, without necessarily requiring major urban development.
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.