86 Blackthorn Close, Rath Úllord, Kilkenny, Kilkenny, Co. Kilkenny, R95 T4CX
23 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 3 Bath · 158m² · Semi-D
Market Position
Priced Above Local Sales
At €525,000, 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.
23 closed sales nearby · 10mo 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
23
Transactions Analysed
Within 1.5km
10 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 86 Blackthorn Close, Rath Ullord, Kilkenny, Kilkenny | 2025-10-29 | 158m² | |
| 59 Hawthorn Drive, Rath Ullord, Kilkenny, Kilkenny | 2025-05-30 | 159m² |
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
Superior Energy Efficiency: With an A2 BER rating, this property's annual energy costs are estimated at €800-€1,200, significantly lower than €1,800-€2,200 for D-rated properties of similar size, saving owners €1,000-€1,400 annually.
Details
- Generous Family Space: At 158m² with 4 bedrooms and 3 bathrooms, this Semi-D offers significantly more space than the median property in the 5km radius, where properties typically have 3 bedrooms and 2 bathrooms, making it ideal for larger families.
- Outstanding Energy Rating: The A2 BER rating is a significant differentiator given that 100% of properties in the local market data (across all radii and timeframes) have an unknown BER, positioning this property as a leader in energy efficiency and reducing long-term running costs.
- Hypothesis: The combination of a substantial size (158m²) and a rare A2 BER rating positions this property in a niche, high-demand segment within Kilkenny, suggesting its perceived value could climb disproportionately as energy efficiency becomes a paramount factor for buyers, even if it currently sits at a premium to the broader market averages.
Amenities
Commuter Convenience: This property benefits from proximity to Kilkenny MacDonagh Station, providing direct train access to Dublin Heuston and Waterford, complemented by Local Link Kilkenny and Bus Éireann services for city-wide movement.
Details
- Comprehensive Family Hub: The area is well-served by reputable educational facilities, including St. Canice's Primary School and Kilkenny CBS, alongside numerous childcare options in the wider Kilkenny area, creating a strong appeal for families.
- Retail & Healthcare Access: Residents benefit from easy access to major shopping centers like MacDonagh Junction and Market Cross for extensive retail, in addition to comprehensive healthcare services at St. Luke's General Hospital and local pharmacies within the Kilkenny city area.
- Hypothesis: Kilkenny's blend of historic charm and modern amenities, coupled with ongoing investment in its urban core, positions properties like 86 Blackthorn Close for sustained appeal, as city-centric lifestyle factors increasingly draw families and professionals seeking a balanced life outside major metropolises like Dublin.
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.