Apartment 16, The Arches, Barrack Street, Kilkenny, R95 RC53
28 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 2 Bed · 2 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €205,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
28 closed sales nearby · 8mo 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 €205,000, 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 €10,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €205,000, 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.
These signals interact — full analysis in report.
€10,250
That's what overbidding by just 5% on a €205,000 home costs you — before interest.
A €19 check before a €205,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €205,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
28 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 17.9% 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
28
Transactions Analysed
Within 1.5km
8 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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 The Arches, Gas House Lane, Kilkenny, Kilkenny | 2025-04-28 | 65m² | |
| Apt 45 The Arches, Barrack Street, Kilkenny, Kilkenny | 2025-10-28 | — |
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 Upgrade Potential: Upgrading this C1 BER-rated apartment to a B2 rating could cost an estimated €6,000-€10,000 and potentially increase its value by €10,000-€15,000, representing a solid return on investment.
Details
- Space Efficiency: At 120m² for a 2-bedroom apartment, this property offers ample space, which is larger than the median of 3 bedrooms within a 100km radius (3.0 median_beds), suggesting good potential for spacious living areas.
- Value Optimization Opportunity: With a C1 BER rating, the annual energy costs are likely to be €1,200-€1,600, compared to €800-€1,200 for B-rated properties of similar size, highlighting a clear opportunity for cost savings through upgrades.
- Hypothesis: The current C1 BER rating, while not poor, may be a slight deterrent for the most energy-conscious buyers in Kilkenny, potentially capping its immediate resale value compared to properties with B ratings, but also presenting a clear opportunity for value enhancement through targeted upgrades.
Amenities
Local Connectivity: Kilkenny city centre, including shops like MacDonagh Junction Shopping Centre, and amenities like St. Luke's Hospital, are within a 1km radius, offering excellent convenience.
Details
- Transport Hub: The property is well-served by local bus services, with routes such as Kilkenny Bus Éireann services providing access to various parts of the city and surrounding areas.
- Walkable Lifestyle: Barrack Street is a well-established area with a high degree of walkability, offering easy access to numerous cafes, restaurants, and parks like the Kilkenny Castle grounds within a short stroll.
- Hypothesis: The established urban fabric of Kilkenny, with its concentration of amenities and walkability, suggests that the value of properties in areas like Barrack Street is less susceptible to fluctuations driven by major transport infrastructure developments (like Luas/DART) and more reliant on the continued vibrancy and accessibility of local services 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 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.