81 The Paddocks, Kells Road, Kilkenny, Co. Kilkenny, R95 V3YK
9 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 size-adjusted median, 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
11 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.
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 |
|---|---|---|---|
| 36 The Paddocks, Kells Rd, Kilkenny, Kilkenny | 2025-10-24 | — | |
| 8 Mayfield, Kells Rd, Kilkenny, Kilkenny | 2025-12-09 | 148.3m² |
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 Advantage: With a B3 BER rating, this property offers estimated annual energy costs of €1,000-€1,400, providing significant savings compared to typical D-rated properties of similar size which incur €1,800-€2,200 annually.
Details
- Optimal Configuration: The property's 120m² size, 3 bedrooms, and 2 bathrooms perfectly match the median configuration for homes sold within a 5km radius over the last 30 days, indicating a highly sought-after and functional layout.
- Spacious Living: Classified in the 'Large' size category for a 3-bedroom home at 120m², this property provides ample living space, a key factor for families seeking comfort and room to grow.
- Hypothesis: The property's strong B3 BER rating and desirable 3-bed, 2-bath detached configuration are likely to be key differentiators in a market where such details are often unknown for other properties, potentially leading to a quicker sale and stronger buyer confidence due to perceived long-term value and lower running costs.
Amenities
Strong Transport Links: The property benefits from excellent connectivity with Kilkenny MacDonagh Station (approximately 2.5km) offering intercity rail services to Dublin Heuston and Waterford, complemented by local Kilkenny City Bus routes serving the Kells Road area.
Details
- Family-Centric Location: Ideal for families, the home is located within a 3km radius of reputable educational institutions like St. John of God National School and Kilkenny College, along with various local childcare facilities.
- Daily Convenience & Leisure: Situated approximately 1km from a Lidl supermarket on Kells Road, the property also provides convenient access to Kilkenny City Centre (approx. 2.5km) for extensive shopping at MacDonagh Junction Shopping Centre and leisure activities at Kilkenny Castle Park.
- Hypothesis: The strategic balance of suburban tranquility on Kells Road with direct access to Kilkenny city's core amenities and regional transport hubs enhances the property's long-term desirability, ensuring continued demand from both families and commuters.
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.