Apartment 5, Cashel House, Kilkenny, Co. Kilkenny, R95 D235
16 homes sold nearby. See what they went for — and what to bid on this one.
€249,000 · 2 Bed · 1 Bath · 71m² · Apartment
Market Position
Priced Within Local Sold Range
At €249,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 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 €249,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €249,000, 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.
€12,450
That's what overbidding by just 5% on a €249,000 home costs you — before interest.
A €19 check before a €249,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 · High
16
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 87 Duiske, Larchfield, Kilkenny, Kilkenny | 2025-07-10 | 97m² | |
| 4 Ashlin House College Sq, College Rd, Kilkenny, Kilkenny | 2025-03-05 | 90m² |
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 Opportunity: The D2 BER rating offers a clear opportunity for improvement; upgrading to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, representing a sound investment.
Energy Cost Differential: With a D2 BER, annual energy costs are estimated at €1,800-€2,200, compared to €800-€1,200 for properties with B-rated BER, indicating potential annual savings of €1,000-€1,400 through upgrades.
Standard Configuration: This 71m² apartment with 2 bedrooms and 1 bathroom aligns with the median configuration of 3 bedrooms and 2 bathrooms within 100km over 180 days, suggesting it is adequately configured but could benefit from a second bathroom for broader appeal.
Hypothesis: While the current D2 BER rating suggests a moderate energy efficiency, the significant potential value uplift and annual cost savings achievable through upgrades indicate that this property is positioned as a value-add opportunity, particularly if the local market increasingly prioritises energy efficiency in its valuation metrics.
Amenities
Kilkenny Transport Hub: This property is served by Bus Éireann routes 4, 6, and 7, providing direct access to Kilkenny City Centre and surrounding areas, and is within a 15-minute walk to Kilkenny Train Station, offering regular services to Dublin Heuston.
Urban Convenience: Residents have easy access to The Watershed leisure centre, multiple pharmacies including Nolan's Pharmacy, and shopping at Market Cross Shopping Centre, all within a 1km radius.
Educational Proximity: The property is within walking distance to St. Joseph's Primary School (600m) and Coláiste Pobal Osraí (900m), offering good options for families with school-aged children.
Hypothesis: The high density of amenities within a 1km radius of Cashel House, including key transport links and educational facilities, suggests that properties in this immediate vicinity benefit from a 'convenience premium' which may not be fully reflected in broader regional market data, potentially supporting its value despite a lower BER rating.
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.