74 The Paddocks, Kells Road, Kilkenny, Co. Kilkenny, R95 HDC0
37 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 4 Bed · 3 Bath · 129m² · Semi-D
Market Position
Priced Above Local Sales
At €445,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
37 closed sales nearby · 9mo 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 €445,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €25 check before a €445,000 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 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
37 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 size-adjusted median. 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 decreased 2.2% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
37
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±15%
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 · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Hollybank Way, Clongowen, Kilkenny, Kilkenny | 2025-06-17 | 132m² | |
| 9 Rosehill Court, Kells Road, Co Kilkenny, Kilkenny | 2025-10-20 | 108m² |
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 Potential: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 based on typical market premiums for energy efficiency.
Energy Cost Comparison: A C2 BER rating likely results in annual energy costs of €1,400-€1,800, which is approximately €400-€600 higher than an A-rated property of similar size in the Kilkenny area.
Generous Size: At 129m², this 4-bedroom semi-detached house offers ample living space, exceeding typical new build sizes and providing good value for a family.
Hypothesis: While the C2 BER rating is a moderate concern, the significant potential for value uplift through energy efficiency upgrades, combined with the property's substantial size, suggests that a buyer who invests in improvements could achieve a strong return on investment and a superior quality of living.
Amenities
Transport Connectivity: While specific bus routes or train stations for R95HDC0 are not provided in the raw data, its 'Outside Dublin' designation implies reliance on local bus services and potentially a 10-20 minute drive to Kilkenny train station for regional connectivity.
Local Services: The location is likely to benefit from Kilkenny city's amenities, which typically include multiple primary and secondary schools such as St. Canice's Primary School and Kilkenny College, along with healthcare facilities like St. Luke's Hospital and local pharmacies.
Retail & Leisure: Expect access to supermarkets like Dunnes Stores or SuperValu in Kilkenny city, along with a variety of shops, cafes, and restaurants, and leisure facilities such as Kilkenny Castle Park and the Watershed leisure centre.
Hypothesis: The 'Outside Dublin' classification for Kilkenny suggests a potential for longer commutes if Dublin is the primary work location, but the strong regional town amenities of Kilkenny city indicate that for those seeking a balanced lifestyle with access to services and green spaces, this property's location offers significant quality of life advantages.
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.