Apartment 53, Station House, New Quarter, Kilkenny, Co. Kilkenny, R95 X036
21 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 2 Bath · 85m² · Apartment
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 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 €295,000, 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 €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.
These signals interact — full analysis in report.
€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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
21 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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 19.4% 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
21
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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 110, Station House, Mcdonagh Junction, Kilkenny | 2025-11-27 | 93.4m² | |
| Apt 131, Station Houses, Macdonagh Junction, Kilkenny | 2024-11-08 | 66m² |
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
Energy Efficiency Advantage: With a C3 BER rating, this 85m² apartment offers estimated annual energy costs of €1,200-€1,600, providing annual savings of €400-€800 compared to similar D-rated properties which typically incur €1,800-€2,200.
Details
- Generous Apartment Space: This 85m² two-bedroom apartment offers a spacious living environment, exceeding the typical size for a two-bed unit and providing ample room compared to many local apartments.
- Futureproofing Investment: While already a C3 BER, upgrading to a B-rated property could cost an estimated €3,000-€6,000, potentially adding €5,000-€10,000 to the property's value and further reducing energy costs.
- Hypothesis: The consistent median of 3 bedrooms for properties sold within a 5km radius suggests a strong family market. A 2-bedroom apartment, while offering an attractive entry point, might experience slightly slower capital appreciation compared to larger family homes in the immediate vicinity due to this preference.
Amenities
Prime Transport Hub: Located steps from Kilkenny MacDonagh Station, this property offers direct train services to Dublin and Waterford, complemented by multiple Bus Éireann and Local Link routes from the nearby city centre for regional connectivity.
Details
- Unrivalled City Living: Enjoy immediate access to MacDonagh Junction Shopping Centre (including Dunnes Stores) and Kilkenny City Centre's vibrant High Street, with Kilkenny Castle Park just a 10-minute walk away for leisure and recreation.
- Essential Services at Hand: Family needs are met with St. Canice's Primary and CBS Secondary Schools within a 1.5km radius, while St. Luke's General Hospital Kilkenny and multiple GP clinics provide comprehensive healthcare access nearby.
- Hypothesis: The increasing trend of remote work makes Kilkenny's blend of excellent local amenities, strong regional rail links via MacDonagh Station, and a lower cost of living than Dublin, increasingly appealing for professionals seeking a high quality of life outside the capital.
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.