4 the orchard, inistioge, inistioge, co. kilkenny, r95 x367
5 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 3 Bath · 106m² · Semi-D
Market Position
At the Upper End of Local Sales
At €295,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 23mo recency · Low 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 €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 44% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€295,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
23 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Mill Road, Inistioge, Co Kilkenny, Kilkenny | 2024-03-15 | 88m² | |
| High Street, Inistioge, Kilkenny, Kilkenny | 2024-04-29 | 102m² |
Transactions within a 5.0km radius and 36-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: With a strong C2 BER rating, this property offers estimated annual energy costs of €1,200-€1,600, potentially saving buyers €600-€1,000 annually compared to a D-rated property of similar size.
Details
- Generous Proportions: At 106m², this 3-bedroom semi-detached home boasts a rare 3-bathroom configuration, providing superior space and functionality compared to the local median of 3-bedroom, 2-bathroom properties in the 10km radius.
- Value Optimization: Positioned €63,122 below its estimated market value of €358,122, this property represents a significant value optimization opportunity for prospective buyers.
- Hypothesis: Given the property's above-average bathroom count and strong C2 BER for its age, combined with its current asking price significantly below the estimated value, future interior modernisations could yield disproportionately high returns by further closing the gap to its full market potential.
Amenities
Rural Connectivity: While outside major urban centers, the property benefits from Local Link Bus Route 369 to Kilkenny City and New Ross, with Kilkenny MacDonagh Train Station approximately a 25km drive away for broader rail connections.
Details
- Village Conveniences: Inistioge offers essential amenities including Inistioge National School (within 1km), a local health centre, a village shop, and The Inistioge Inn for dining, supporting a self-sufficient village lifestyle.
- Scenic Recreation: Enjoy immediate access to the famed Woodstock Estate and Gardens (within 1km) and picturesque River Nore walking trails, enhancing local recreational options and pedestrian access for residents.
- Hypothesis: The strong local community and access to unique natural attractions like Woodstock Estate suggest that properties in Inistioge command a lifestyle premium for buyers seeking tranquility and outdoor pursuits, potentially offsetting the need for extensive urban amenities and ensuring sustained demand for homes offering a distinctive village charm.
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.