7 Loreto Park, Kilkenny, Co. Kilkenny, R95 T32W
12 homes sold nearby. See what they went for — and what to bid on this one.
€675,000 · 4 Bed · 3 Bath · 157m² · Detached
Market Position
At the Upper End of Local Sales
At €675,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
12 closed sales nearby · 12mo 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 €675,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €33,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €675,000, 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.
€33,750
That's what overbidding by just 5% on a €675,000 home costs you — before interest.
A €19 check before a €675,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 23% 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
€675,000
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 · High
12
Transactions Analysed
Within 1.5km
12 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 31 Parliament St, Kilkenny, Kilkenny | 2025-10-06 | 176.3m² | |
| 2 New Buuildings Lane, Kilkenny, Kilkenny | 2025-05-21 | 95m² |
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
Energy Efficiency: The B BER rating indicates good energy performance; however, upgrading to an A-rating could further reduce annual energy costs by an estimated €800-€1,200 compared to a D-rated property of similar size.
Value Optimization: Investing in upgrades to a higher BER rating (e.g., from B to A) could yield a property value increase of €15,000-€20,000, representing a sound investment against the €8,000-€12,000 estimated cost for such improvements.
Space Allocation: With 157.0m² and 4 bedrooms across 3 bathrooms, the property offers a generous 39.25m² per bedroom, suggesting good space allocation for family living.
Hypothesis: Given the B BER rating and the potential cost savings and value uplift associated with achieving an A rating, the €675,000 asking price could be more justifiable if the property already possesses high-spec energy-efficient features that are not fully captured by the BER alone, warranting a detailed inspection of insulation and heating systems.
Amenities
Transport Links: While not specified with direct routes, Kilkenny as a city typically has access to Bus Éireann routes connecting to major towns and a train station providing services on the Dublin Heuston to Cork/Waterford line.
Local Services: Kilkenny city offers a range of amenities including St. Luke's Hospital, several pharmacies, various supermarkets like Dunnes Stores and Tesco, and a selection of restaurants and cafes in the city centre.
Educational Facilities: The area is served by numerous educational institutions, including St. Kieran's College, Presentation Secondary School, and various primary schools, along with the Kilkenny Institute of Technology for higher education.
Hypothesis: The property's location in Kilkenny, a regional hub, suggests strong potential for walkability to local shops and services, but its proximity to specific transport links (bus routes, train station) will significantly influence its commuter appeal and overall valuation, particularly if direct links to Dublin or other major employment centres are limited.
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.