36 The Paddocks, Kells Road, Kilkenny, Co. Kilkenny, R95 AD6K
10 homes sold nearby. See what they went for — and what to bid on this one.
€435,000 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €435,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 12mo 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 €435,000, 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 €21,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €435,000, 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.
€21,750
That's what overbidding by just 5% on a €435,000 home costs you — before interest.
A €25 check before a €435,000 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
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 sits marginally above the size-adjusted median. 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
12 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 The Paddocks, Kells Rd, Kilkenny, Kilkenny | 2025-10-24 | — | |
| 8 Mayfield, Kells Rd, Kilkenny, Kilkenny | 2025-12-09 | 148.3m² |
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 Energy Performance: With a C3 BER rating, this property boasts estimated annual energy costs of €1,200-€1,600, offering significant savings compared to the €1,800-€2,200 typical for D-rated properties of similar size, resulting in €600-€1,000 annual savings.
Generous Space Configuration: At 120m² with 4 bedrooms and 2 bathrooms, this detached home provides substantially more living space than the median 3-bedroom properties common in the 5km radius, catering well to larger families.
Value-Adding BER Upgrade: Investing an estimated €3,000-€6,000 to improve the BER from C3 to a B2 rating could further reduce energy bills and potentially add €5,000-€10,000 to the property's market value, enhancing its long-term appeal.
Hypothesis: The property's robust 4-bedroom layout and detached nature already provide a strong value proposition in Kilkenny, but strategic BER improvements could not only reduce running costs but also significantly boost its market desirability and future resale value, aligning with evolving buyer demands.
Amenities
Strategic Transport Access: The property benefits from excellent transport connectivity with Kilkenny MacDonagh Station approximately 2.5km away, offering direct train services to Dublin Heuston and Waterford, complemented by local Bus Éireann routes along Kells Road.
Proximity to Essential Services: Located within easy reach of Loughboy Retail Park, featuring Lidl and SuperValu within 1km, and St. Luke's General Hospital approximately 2.5km away, ensuring convenient access to daily necessities and healthcare.
Family-Friendly Environment: Situated close to several educational institutions including Gaelscoil Osraí and St. John of God National School on Kells Road, and various childcare facilities, the area is highly appealing for families with school-aged children.
Hypothesis: The property's location on Kells Road offers a desirable blend of suburban tranquility and convenient access to Kilkenny City's full suite of amenities, making it particularly attractive to families seeking a well-serviced yet residential setting, thus supporting its long-term market value.
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.