4 Sion Gardens, Sion Road, Kilkenny, Co. Kilkenny, Kilkenny, Co. Kilkenny, R95 V63F
18 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 5 Bed · 4 Bath · 267m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 18 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
18 closed sales nearby · 7mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €39,633 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€39,633
That's what a 5% overshoot costs on a home at the local median — before interest.
A €25 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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.
No asking price is listed. The chart shows the verified closed sales distribution for 18 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
18
Transactions Analysed
Within 3.0km
7 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Harrowville, Leggetsrath, Dublin Road, Kilkenny | 2025-12-15 | 157m² | |
| 31 Long Meadows, Sion Road, Kilkenny, Kilkenny | 2025-09-16 | 331m² |
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
Energy Efficiency Savings: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 expected for D-rated properties of this size in the area, representing annual savings of €1,000-€1,400.
Spacious Configuration: The property boasts 267m² with 5 bedrooms and 4 bathrooms, offering a generous living space that is likely to be attractive to larger families and aligns with the higher end of the property market, potentially commanding a premium in quality.
Value Optimization Potential: While already of high quality with an A2 BER, further small enhancements in specific areas like smart home technology or premium landscaping, estimated to cost €5,000-€10,000, could potentially add €10,000-€15,000 in value, optimizing its market appeal.
Hypothesis: The A2 BER rating, while excellent, might still have room for minor optimization in renewable energy integration (e.g., advanced solar) that could push it to an A1 rating, potentially increasing its value by a further €5,000-€8,000 while future-proofing it against evolving energy efficiency standards.
Amenities
Transport Connectivity: While the exact transport links for Sion Road, Kilkenny are not specified, Kilkenny city generally benefits from Bus Éireann services connecting to Dublin and other major towns, and a train station providing rail links.
Local Conveniences: Kilkenny city centre, accessible from Sion Road, offers a wide array of amenities including Kilkenny Shopping Centre, high-street retailers like Penneys and Eason, and numerous cafes and restaurants such as Zuni Cafe and Campagne.
Educational Hub: The area is well-served by educational institutions, with primary schools like St. Mary's National School and secondary schools including Presentation Secondary School Kilkenny and St. Kieran's College all within reasonable proximity.
Hypothesis: The walkability score for 4 Sion Gardens is likely enhanced by its proximity to Kilkenny's historical city centre, suggesting that despite not having Luas or DART, its access to a vibrant cultural scene, independent shops, and established schools would appeal strongly to buyers valuing a balanced lifestyle over direct Dublin commuter links.
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.