51 Rose Drive, Rath Ullord, Co. Kilkenny, R95 YX6V
9 homes sold nearby. See what they went for — and what to bid on this one.
€515,000 · 4 Bed · 3 Bath · 149m² · Detached
Market Position
Priced Within Local Sold Range
At €515,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 2.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 11mo 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 €515,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €25,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €515,000, 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.
€25,750
That's what overbidding by just 5% on a €515,000 home costs you — before interest.
A €19 check before a €515,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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 · High
9
Transactions Analysed
Within 1.5km
11 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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 69 Blackthorn Green, Rath Ullord, Newtown, Kilkenny | 2025-07-16 | 202m² | |
| 28 Rose Crescent, Rath Ullard, New Orchard, Kilkenny | 2025-06-25 | 157m² |
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 Efficiency Savings: The A2 BER rating means annual energy costs are estimated at €800-€1,200, compared to €1,800-€2,200 for a typical D-rated property of this size, saving €1,000-€1,400 annually.
Value Optimization: While the property has an excellent A2 BER rating, ensuring lower running costs, there's potential to further optimize value by ensuring all 3 bathrooms and 4 bedrooms are well-appointed and modern, aligning with the premium asking price.
Size and Configuration: The 149m² size with 4 bedrooms and 3 bathrooms is a strong configuration for family living, aligning well with the market demand for spacious homes, particularly in suburban and rural-adjacent locations.
Hypothesis: Given the A2 BER rating, further analysis into the original installation date of the energy-efficient systems could reveal potential for minor upgrades (e.g., smart home integration) that could command a small but notable price premium over other A-rated properties, particularly if they target enhanced comfort and convenience rather than just energy reduction.
Amenities
Transport Connectivity: While located outside Dublin, specific public transport details for Rath Ullord, Co. Kilkenny, are not provided in the raw data, limiting analysis of direct bus routes or train stations.
Local Facilities: Specific schools, shops, and healthcare facilities in Rath Ullord are not detailed in the provided raw data, preventing a precise assessment of local amenities.
Family Services Assessment: Information on childcare and family services within Rath Ullord is absent from the provided raw data, hindering an evaluation of the area's family-friendliness.
Hypothesis: The property's location outside Dublin, coupled with a lack of specific amenity data, suggests that its value is heavily tied to local community infrastructure and potential future development plans for Rath Ullord, which would require on-the-ground investigation by prospective buyers.
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.