8 Mayfield, Kells Road, Kilkenny, R95 RW7P
9 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 3 Bath · 148m² · Detached
Market Position
Priced Within Local Sold Range
At €495,000, 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 · 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 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
9
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±19%
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 |
|---|---|---|---|
| 8 Mayfield, Kells Rd, Kilkenny, Kilkenny | 2025-12-09 | 148.3m² | |
| 36 The Paddocks, Kells Rd, Kilkenny, Kilkenny | 2025-10-24 | — |
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 C2 Efficiency: The property has a C2 BER rating, placing it in the mid-range for energy efficiency, suggesting moderate insulation and heating system performance.
Potential BER Upgrade Value: Upgrading from a C2 to a B2 rating (estimated 15-20% improvement in energy efficiency) for a 148m² property could cost between €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, representing a sound investment.
Spacious Configuration: With 148m² and 4 bedrooms, this property offers a larger than average configuration compared to the national median of 3 bedrooms, aligning with the demand for family-sized homes.
Hypothesis: While the C2 BER rating is adequate, a targeted investment in insulation and heating upgrades to achieve a B1 rating could unlock an additional 5-8% in market value, particularly in a market where energy efficiency is increasingly scrutinised by buyers and lenders, potentially adding €20,000-€30,000 to its sale price.
Amenities
Transport Connectivity: Kilkenny is not served by Dublin Bus, Luas, or DART; however, Bus Éireann operates national routes from Kilkenny Bus Station, providing regional connectivity.
Local Amenities Access: Within Kilkenny town, residents have access to numerous amenities including St. Kieran's College, Kilkenny College, University Hospital Waterford (approx. 50km), and local pharmacies like Meagher's Pharmacy.
Retail and Dining: Kilkenny offers a diverse retail landscape with shops such as Kilkenny Design Centre, Dunnes Stores, and a variety of independent boutiques and restaurants like Ristorante Rinuccini.
Hypothesis: The lack of direct public transport links to Dublin, combined with Kilkenny's position as a regional hub, suggests this property is likely to appeal to local buyers or those seeking a lifestyle outside of the commuter belt, rather than primary Dublin commuters, potentially influencing its long-term value appreciation trajectory compared to areas with direct city access.
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.