9 Walkin Court, Lakeside, Kilkenny, Co. Kilkenny, R95 R7Y4
9 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 3 Bath · 97m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 12mo recency · Moderate 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.
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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.
€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 9 verified local sales · Moderate 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 · Moderate
9
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±17%
Price Spread
How much prices vary
Moderate
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Lintown Court, Johnswell Rd, Kilkenny, Kilkenny | 2025-08-25 | 92m² | |
| 63 Assumption Place, Kilkenny, Kilkenny, Kilkenny | 2025-10-15 | 94m² |
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 Rating Impact: A C2 BER rating is average for the current market; upgrading to a B2 rating would cost an estimated €8,000-€12,000 and could increase the property's value by €15,000-€20,000, while current annual energy costs are estimated at €1,500-€2,000 compared to €800-€1,200 for B-rated properties.
Size and Configuration: At 97m² with 3 bedrooms and 3 bathrooms, the property offers a good size and configuration, aligning with the median of 3 beds and 2 baths in the 100km radius market, indicating reasonable space efficiency.
Value Optimization: The discrepancy between the estimated value and the asking price suggests an opportunity for value optimization through minor refurbishments or energy efficiency upgrades, potentially closing the gap with higher-valued properties in the area.
Hypothesis: Given the C2 BER rating, the property's resale value could be significantly boosted by focusing on insulation and heating system upgrades, particularly as newer developments in Kilkenny are trending towards A3 ratings, creating a premium for enhanced energy performance.
Amenities
Transport Connectivity: While no specific local transport routes are provided for 9 Walkin Court, Lakeside, Kilkenny, its location outside Dublin suggests reliance on local bus services like Bus Éireann routes serving Kilkenny city, and potential connectivity to national train services from Kilkenny Train Station (approx. 4-5km).
Local Lifestyle Access: The property's location in Kilkenny implies access to amenities such as St. Mary's Cathedral, Kilkenny Castle, a variety of local shops on High Street, and healthcare services including St. Luke's Hospital (approx. 3-4km).
Family and Community Focus: Kilkenny city offers several primary and secondary schools, including Kilkenny College and Presentation Secondary School, alongside childcare facilities, making the area generally family-friendly, with parks like the Castle Park providing green space.
Hypothesis: The attractiveness of Lakeside, Kilkenny, for future development, potentially driven by its scenic location and proximity to Kilkenny city's cultural attractions, could lead to increased investment in local infrastructure, including enhanced public transport links and pedestrian access to new retail and community hubs.
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.