33 Burrells Walk, College Park, Kilkenny, Co. Kilkenny, R95 D744
10 homes sold nearby. See what they went for — and what to bid on this one.
€190,000 · 2 Bed · 1 Bath · 51m² · Apartment
Market Position
Priced Above Local Sales
At €190,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
10 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 €190,000, 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 €9,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €190,000, 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.
€9,500
That's what overbidding by just 5% on a €190,000 home costs you — before interest.
A €19 check before a €190,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €190,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±18%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 College Ave, College Park, Callan Rd, Kilkenny | 2025-06-16 | 61m² | |
| 29 College Ave, College Park, Callan Rd, Kilkenny | 2025-07-31 | 76m² |
Transactions within a 1.5km 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
Efficient Living: With a C1 BER rating, this 51m² apartment offers significant energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, notably lower than the €1,800-€2,200 typical for D-rated properties of similar size.
Details
- Compact & Practical: At 51m², this 2-bedroom, 1-bathroom apartment offers a compact and efficient layout, ideal for individuals or couples seeking a manageable space, contrasting with the larger 3-bedroom, 2-bathroom median properties found in the 5km radius.
- Targeted Appeal: The property's 2-bedroom, 1-bathroom configuration aligns with the increasing demand for starter homes or investment properties, offering a more accessible price point than the prevalent 3-bedroom, 2-bathroom median properties in the local 5km area.
- Hypothesis: The property's manageable size and strong BER rating suggest a lower total cost of ownership compared to larger, less efficient homes in Kilkenny, making it a highly attractive option for energy-conscious first-time buyers and rental investors seeking affordability and efficiency.
Amenities
City Transport Access: Residents benefit from convenient access to Kilkenny MacDonagh Station, providing mainline rail connections, alongside a network of Local Link bus services, facilitating easy commutes throughout Kilkenny City and surrounding areas.
Details
- Comprehensive Local Facilities: The area is well-served by essential amenities including MacDonagh Junction Shopping Centre and High Street retail, a selection of reputable schools like St. Kieran's College and Loreto Secondary School, and close proximity to St. Luke's General Hospital.
- Vibrant Leisure Opportunities: Enjoy a high degree of walkability to Kilkenny city centre's vibrant array of restaurants and cafes, along with easy pedestrian access to scenic River Nore walks and the expansive grounds of Kilkenny Castle Park.
- Hypothesis: The blend of urban conveniences, specific educational institutions, and natural amenities within Kilkenny City makes Burrells Walk particularly appealing to young professionals and small families, driving sustained demand for well-located, affordable properties like this apartment.
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.