abbeyside on circa 1.75 acres, jerpoint abbey, thomastown, co kilkenny, r95 fe31
13 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 5 Bed · 2 Bath · 146m² · Bungalow
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 6.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 20mo 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 13 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
13 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
13
Transactions Analysed
Within 5.0km
20 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Jerpoint Church, Thomastown, Kilkenny, Kilkenny | 2024-07-16 | 335m² | |
| Station Rd, Thomastown, Co Kilkenny, Kilkenny | 2024-07-02 | 225m² |
Transactions within a 5.0km radius and 36-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 Opportunity: With a D2 BER rating, upgrading this 146m² bungalow to a B2 rating could cost an estimated €8,000-€12,000, yet potentially increase the property's value by €15,000-€20,000, while significantly reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200 for a B-rated home of this size.
Details
- Spacious Family Home: This 146m² bungalow with 5 bedrooms and 2 bathrooms significantly surpasses the median of 3-4 bedrooms for properties sold within a 10km radius, positioning it as a substantial family home ideal for larger households.
- Rural Appeal: The substantial 1.75-acre plot accompanying this bungalow offers significant outdoor space and privacy, a rare and highly sought-after feature that adds considerable value beyond standard build size metrics in the local market.
- Hypothesis: The generous 1.75-acre land parcel, combined with its spacious 5-bedroom layout, positions this property uniquely in the local market, suggesting that buyers will pay a significant premium for the lifestyle and expansion potential, even if internal upgrades are required, given the scarcity of such large plots.
Amenities
Commuter Convenience: Located near Thomastown, residents benefit from access to Thomastown Train Station on the Dublin-Waterford line, providing direct rail links, complemented by Bus Éireann services like Route 374 for regional connectivity.
Details
- Family-Centric Location: The property is situated within easy reach of reputable educational facilities, including Thomastown National School and Grennan College, alongside local childcare options such as Thomastown Community Childcare, making it highly appealing for families.
- Lifestyle & Healthcare Access: Enjoy local recreational options like Jerpoint Abbey and Thomastown Golf Course, with essential services including SuperValu Thomastown for retail needs and St. Luke's General Hospital in Kilkenny City for comprehensive healthcare access.
- Hypothesis: The blend of historical attractions like Jerpoint Abbey, access to quality local schools, and direct train links to major cities positions Thomastown as an increasingly attractive option for those seeking a balance of rural living with urban accessibility, potentially driving sustained demand for well-located family homes in the area.
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.