36 Regency Court, Friary Street, Kilkenny, Co. Kilkenny, R95 RY27
28 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 2 Bed · 2 Bath · 784m² · Apartment
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 28 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
28 closed sales nearby · 8mo 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 €250,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
28 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 13.7% 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
28
Transactions Analysed
Within 1.5km
8 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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Wesley Court, William St, Kilkenny, Kilkenny | 2025-07-31 | 46.2m² | |
| 17 Wesley Court, William St, Co Kilkenny, Kilkenny | 2024-12-05 | 80m² |
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 C3 Advantage: The C3 BER rating suggests moderate energy efficiency, placing it above D, E, F, and G rated properties. Upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while saving €1,000-€1,400 annually in energy costs compared to D-rated homes.
Details
- Generous Size: With a floor area of 784m², this apartment is exceptionally large for its type, significantly exceeding the typical offerings, providing substantial living space.
- Upgrade Opportunity: While a C3 BER is respectable, proactive insulation and heating system upgrades, costing an estimated €8,000-€12,000, could elevate it to a B2 rating, potentially increasing its market value by €15,000-€20,000.
- Hypothesis: The unusually large size of this 2-bedroom apartment (784m²) for its type, coupled with a C3 BER, suggests it may be an older build that could benefit significantly from modern internal renovations and energy efficiency upgrades to justify its premium size and enhance its appeal to a broader buyer demographic seeking both space and comfort.
Amenities
Excellent Transport Links: This property is well-served by public transport with Kilkenny Bus Station located within a short walking distance, providing access to multiple regional bus routes including Local Link Kilkenny.
Details
- Prime Urban Access: Situated on Friary Street, the property is within immediate proximity to Kilkenny's city centre, offering easy access to a wealth of amenities including Kilkenny Castle, St. Canice's Cathedral, and a variety of retail outlets on High Street.
- Convenient Local Services: Residents have swift access to essential services, with Kilkenny General Hospital approximately 1.5km away, and a range of pharmacies such as Kelly's Pharmacy and O'Connell's Pharmacy within a 1km radius.
- Hypothesis: The property's central Kilkenny location on Friary Street, combined with its proximity to major amenities and transport hubs, suggests a strong demand potential from both local residents and those seeking a base in a heritage city, with potential for continued value appreciation driven by ongoing urban regeneration initiatives in the city centre.
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.