8 Vicar Street, Kilkenny, Co. Kilkenny, R95 E027
4 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 1 Bath · 75m² · House
Market Position
Below Typical Sale Prices
At €195,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 8mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 3.0km over the past 24 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 3.0km · 24 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 3.0km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Outrath Court, Outrath Rd, Kilkenny, Kilkenny | 2025-01-30 | 114m² | |
| 45 St Francis Tce, Kilkenny, Kilkenny, Kilkenny | 2025-07-21 | 84m² |
Transactions within a 3.0km radius and 24-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 E BER rating to a B2 could cost approximately €10,000-€15,000 and potentially increase the property's value by €20,000-€25,000, representing a significant investment opportunity.
Space Efficiency: With 75.0m² across 3 bedrooms and 1 bathroom, the property offers a living space of approximately 25m² per bedroom, which is slightly below the average for properties of this size seeking family appeal.
Value Optimization: The current asking price of €195,000, combined with the E BER rating and the property's size, suggests that significant investment in energy efficiency upgrades would be necessary to align it with the €330,199 median sale price within 1km.
Hypothesis: The presence of an E BER rating in a market where similar properties (within 1km) are selling for over €330,000 suggests that buyers are currently prioritizing location and size over energy efficiency, but this trend could reverse with rising energy costs, making BER upgrades a future-proof investment.
Amenities
Transport Links: While specific routes are not provided, 8 Vicar Street is located in Kilkenny, a city with a well-established bus network serving local and regional destinations, and a central train station connecting to Dublin and other major cities.
Local Facilities: Kilkenny city centre, within walking distance, offers a range of amenities including Kilkenny Castle, St. Canice's Cathedral, numerous cafes such as Left Bank, restaurants like Rinuccini, and supermarkets like Dunnes Stores.
Walkability: Vicar Street's proximity to Kilkenny city centre (estimated within 1km) ensures excellent walkability to shops, services, and the River Nore Linear Park for recreational activities.
Hypothesis: The strong inherent walkability of Vicar Street to Kilkenny's historic city centre and its associated amenities, coupled with Kilkenny's reliable regional transport links, suggests that despite the E BER rating, the property's location premium is a primary driver of its value, and future infrastructure improvements in Kilkenny will further enhance this.
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.