53 John Street Upper, Kilkenny, Kilkenny, Co. Kilkenny, R95 TV20
41 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 3 Bed · 1 Bath · 85m² · Terrace
Market Position
Priced Within Local Sold Range
At €285,000, this home is priced within the typical range of 41 recent closed sales nearby. There's room to negotiate — seller leverage is 1.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
41 closed sales nearby · 10mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €285,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 41 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
41 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 9.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
41
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 41 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Magdalen Court, Maudlin Street, Co. Kilkenny, Kilkenny | 2025-02-25 | 78m² | |
| 23 Wolfe Tone St, Kilkenny, Kilkenny, Kilkenny | 2025-02-20 | 124m² |
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 Improvement Opportunity: Upgrading the C3 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a significant return on investment.
Space Efficiency: At 85m², this 3-bedroom, 1-bathroom terraced house offers an average of 28.3m² per bedroom, which is standard for its type and size in the Irish market.
Value Optimization: While the C3 BER rating is acceptable, investing in insulation and heating upgrades, estimated at €8,000-€12,000, could improve its marketability and potentially add €15,000-€20,000 in value by aligning it with higher-rated comparable properties.
Hypothesis: The relatively modest difference in sale prices between properties with C3 BER ratings and those with higher ratings (B1-B3) within a 1km radius over the last 180 days, where the median price per sqm is €3,182, suggests that the premium for immediate energy efficiency might be less pronounced than the cost of upgrades, indicating a strategic opportunity for value enhancement through targeted renovations.
Amenities
Transport Connectivity: While specific routes are not provided, Kilkenny's John Street Upper is typically well-served by local bus services connecting to the city centre and surrounding areas.
Local Conveniences: The property's location in Kilkenny city centre suggests proximity to amenities such as local shops, St. Patrick's Primary School and Presentation Secondary School Kilkenny, and the Kilkenny Civic Centre for healthcare.
Walkability Factor: Being situated on John Street Upper, the property is likely within easy walking distance of Kilkenny's historic city centre, offering access to numerous restaurants, cafes, and recreational spaces like the Medieval Mile.
Hypothesis: The proximity of John Street Upper to Kilkenny city centre's vibrant cultural and retail hub, combined with the city's increasing investment in pedestrian-friendly infrastructure and public transport, is likely to drive a continued increase in the desirability and value of properties in this micro-location, particularly for those seeking a balance between urban convenience and a strong sense of community.
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.