36 Assumption Place, Kilkenny, Kilkenny, Co. Kilkenny, R95 Y6HC
33 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 1 Bath · 860m² · Terrace
Market Position
Priced Above Local Sales
At €280,000, 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.
33 closed sales nearby · 11mo 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 €280,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 33 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €280,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
33 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 14.2% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
33
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
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 · 33 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 52 Assumption Place, Kilkenny, Kilkenny, Kilkenny | 2025-10-29 | 87.1m² | |
| 4 Oloughlin Rd, Kilkenny, Kilkenny, Kilkenny | 2025-01-15 | 93m² |
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
BER Rating Cost: Upgrading the D2 BER rating to a B2 would likely cost €8,000-€12,000 and could increase the property's value by €15,000-€20,000, representing a good investment.
Details
- Size vs. Local Norm: The property's size of 860.0m² is significantly larger than the typical 3-bedroom terraced properties, with the 100km median beds being 3 and median baths being 2, suggesting potential for better value if the space is utilized efficiently.
- Value Optimization Opportunity: With only 1 bathroom, improving this to 2 bathrooms would cost approximately €10,000-€15,000 but could add €20,000-€30,000 in value, particularly in areas where 2 bathrooms are standard.
- Hypothesis: Given the D2 BER rating and single bathroom, a strategic investment of €18,000-€27,000 in upgrades could yield a potential value increase of €35,000-€50,000, significantly enhancing its market appeal and long-term value within the Kilkenny property landscape.
Amenities
Transport Links: Kilkenny City is served by Bus Éireann routes, including those connecting to major towns and cities; while specific route numbers for Assumption Place are not detailed, its location within the city implies accessibility to these services.
Details
- Local Facilities: The property is located within Kilkenny City, which offers a wide range of amenities including St. Kieran's College, Kilkenny College, Kilkenny General Hospital, and numerous shopping options like Market Cross Shopping Centre and independent retailers.
- Walkability & Green Space: Kilkenny City boasts a highly walkable city centre with pedestrian-friendly streets and access to amenities like Kilkenny Castle and the River Nore Linear Park, enhancing quality of life.
- Hypothesis: The strong walkability and central location within Kilkenny City, coupled with the presence of essential services like Kilkenny General Hospital and multiple secondary schools, suggest that despite a D2 BER, the property's lifestyle appeal and convenience will continue to drive demand from local buyers seeking a well-connected urban lifestyle.
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.