An Eala, Goresbridge, Co. Kilkenny, R95 W40Y
8 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 3 Bed · 2 Bath · 110m² · Detached
Market Position
Priced Within Local Sold Range
At €260,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 5.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 14mo 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €260,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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 · Moderate
8
Transactions Analysed
Within 5.0km
14 months
Data Freshness
Most recent sale age
±20%
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Barrow Meadows, Barrowmount Rd, Goresbridge, Kilkenny | 2024-12-11 | 133m² | |
| Grange Lower, Cores Bridge, Kilkenny, Kilkenny | 2025-01-29 | 194m² |
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
Energy Efficiency: With a D1 BER rating, upgrading this 110m² detached property to a B2 rating would typically cost €8,000-€12,000, potentially increasing its market value by €15,000-€20,000.
Details
- Running Costs: With a D1 BER rating, estimated annual energy costs for this 110m² property are approximately €1,800-€2,200, compared to €800-€1,200 for similar sized B-rated properties, highlighting potential for significant savings post-upgrade.
- Configuration Advantage: This 110m² detached home features 3 bedrooms and 2 bathrooms, aligning with the prevalent 3-bedroom median in the 5km, 10km, and 20km radii, and offering an advantage over the 1-bathroom median seen in the immediate 5km radius.
- Hypothesis: Investing in BER upgrades for this property would not only enhance its energy performance and reduce running costs but also significantly improve its market appeal and valuation, potentially commanding a premium in a market where energy efficiency is increasingly prioritized by buyers.
Amenities
Local Connectivity: While not served by DART or Luas, Goresbridge is connected via the R702 regional road, providing access to Bagenalstown (7km) for train services and Kilkenny City (20km) for broader transport links including Bus Éireann routes.
Details
- Essential Services: Within Goresbridge, residents have access to Goresbridge National School for primary education, Goresbridge Medical Centre for healthcare, and local convenience stores, with more extensive shopping and healthcare facilities like St. Luke's General Hospital available in Kilkenny City.
- Lifestyle & Recreation: The property benefits from proximity to the River Barrow for walking and outdoor activities, local pubs such as Joyce's and Mannion's, and the Goresbridge Community Hall, fostering a strong village community lifestyle.
- Hypothesis: The appeal of this property is strongly tied to its tranquil village setting and access to local natural amenities like the River Barrow, which may attract buyers seeking a quieter, community-focused lifestyle, outweighing the need for extensive urban transport links.
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.