77 Talbots Gate, Freshford Road, Kilkenny, R95 HP95
15 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 2 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €295,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
15 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
These signals interact — full analysis in report.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
15
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±13%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 1, Goose Hill Apartments, Lord Edward Street, Kilkenny | 2026-01-01 | 95.8m² | |
| 5 The Willow, The Weir View, Castlecomer Rd, Kilkenny | 2025-10-30 | 72.6m² |
Transactions within a 3.0km 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 Energy Efficiency: With a B BER rating, this property's annual energy costs are estimated to be €900-€1,300, compared to €2,000-€2,600 for comparable D-rated properties, offering annual savings of €1,100-€1,300.
Generous Size: At 120sqm, this apartment is larger than typical 2-bedroom units, offering excellent space efficiency with 2 bathrooms for comfortable living.
Value Optimization Potential: Upgrading from a B BER to an A rating, costing an estimated €6,000-€10,000, could further increase the property's value by €10,000-€15,000 and reduce annual energy costs by an additional €300-€500.
Hypothesis: The current B BER rating is a strong asset, but investing in further insulation or solar panels, estimated to cost €3,000-€5,000, could push the BER to A2, potentially increasing the property's value by €7,000-€10,000 and making it a more attractive prospect in a market increasingly valuing energy efficiency.
Amenities
Transport Connectivity: While no specific bus routes or train stations are listed for this exact address, its location outside Dublin implies reliance on local bus services and potentially regional train links to Dublin city.
Local Services Access: The immediate vicinity of Talbots Gate and Freshford Road in Kilkenny likely provides access to essential services, with Kilkenny City centre offering supermarkets like Dunnes Stores and Tesco, along with healthcare facilities.
Walkability Potential: The Freshford Road area is generally well-served by footpaths, suggesting good walkability for local errands to nearby shops and amenities within a reasonable distance from the property.
Hypothesis: The property's location on Freshford Road, Kilkenny, is likely to benefit from a planned expansion of Kilkenny City's cycle network, potentially improving connectivity to the city centre and key amenities like Kilkenny General Hospital within a 2-3km radius, enhancing its appeal for active residents.
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.