48 Rose Drive, Rath Ullord, Kilkenny, R95 Y07V
8 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 5 Bed · 3 Bath · 203m² · Detached
Market Position
Priced Within Local Sold Range
At €650,000, this home is priced within the typical range of 8 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.
8 closed sales nearby · 12mo recency · Moderate 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 €650,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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 median of comparable sales. 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 · Moderate
8
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 Rose Crescent, Rath Ullard, New Orchard, Kilkenny | 2025-06-25 | 157m² | |
| 69 Blackthorn Green, Rath Ullord, Newtown, Kilkenny | 2025-07-16 | 202m² |
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
Excellent Energy Efficiency: With an A2 BER rating, this property likely incurs annual energy costs between €800-€1,200, compared to €1,800-€2,200 for a typical D-rated property of similar size, offering substantial annual savings of €1,000-€1,400.
Generous Size: At 203m², this property offers considerable living space, which is well above the average for many property types and should appeal to larger families or those seeking ample room.
Value Optimization: The A2 BER rating presents a significant advantage, offering immediate cost savings and a higher market appeal compared to properties with lower ratings; future upgrades are unlikely to yield substantial value increases due to its already high efficiency.
Hypothesis: The A2 BER rating combined with a substantial 203m² size suggests that while initial energy costs are low, the property's value optimization is primarily in its inherent quality and size, with minimal financial gain to be made from further energy efficiency upgrades; the €641,820 estimated value might even be conservative given these factors if similar A2 rated properties are scarce in the immediate vicinity.
Amenities
Connectivity Limitations: Based on the provided data (R95Y07V, Kilkenny), specific Dublin transport links like Luas, DART, or specific Dublin Bus routes are not applicable; connectivity relies heavily on local Kilkenny services, which are not detailed.
Unspecified Local Services: Without specific details on schools like Kilkenny College or Presentation Secondary School Kilkenny, or healthcare facilities such as St. Luke's Hospital Kilkenny, it is impossible to assess the richness of local amenities.
Walkability Unknown: The provided data does not offer specific details on walking routes or pedestrian infrastructure around Rath Ullord, making it impossible to comment on walkability or proximity to local shops and cafes.
Hypothesis: Given the R95Y07V postcode in Kilkenny, the property's value is likely more influenced by its rural setting and the amenities of Kilkenny city rather than urban connectivity, suggesting that hypothetical improvements to local roads or public transport to Kilkenny city could significantly boost its value and appeal.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.