Ard Na Gréine, Chapel Street, Johnstown, Co. Kilkenny, E41 P861
1 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 1 Bath · 128m² · Townhouse
Market Position
Limited Transaction Data
At €245,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 23% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€245,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
1
Transactions Analysed
Within 5.0km
33 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Spa Bar, Main Street, Johnstown, Kilkenny | 2023-06-29 | 260m² |
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
Substantial BER Upgrade Needed: With a G BER rating, upgrading to a B2 standard would likely cost €10,000-€15,000 and could increase the property's value by €18,000-€25,000.
Details
- Above Average Size: The property's 128.0m² size is generous for a 3-bedroom townhouse, exceeding the typical configuration often found in such properties within similar price brackets.
- Value Optimization Opportunity: Given the G BER rating, immediate investment in insulation, heating systems, and potential window upgrades costing an estimated €8,000-€12,000 could significantly enhance its marketability and long-term value, offsetting the current low rating.
- Hypothesis: The G BER rating presents a significant barrier to entry for energy-conscious buyers and a substantial cost for any potential purchaser, suggesting that a significant price adjustment is warranted to reflect the required investment for bringing the property up to modern energy efficiency standards.
Amenities
Limited Local Transport: Johnstown, Co. Kilkenny, is not directly served by any specific named bus routes, Luas stops, or DART stations mentioned in the provided data, indicating a reliance on private transport for connectivity.
Details
- Basic Local Services: While the area is 'outside Dublin', the data lacks specific details on educational facilities like schools (e.g., Scoil Naomh Eoin), healthcare (e.g., St. Luke's Hospital), or shopping centres (e.g., Market Cross Shopping Centre) within immediate proximity, suggesting potential for basic local needs only.
- Low Walkability Indication: The absence of specific named walking routes or pedestrian infrastructure details in the raw data suggests that walkability and immediate access to extensive local amenities may be limited, requiring travel to reach them.
- Hypothesis: The property's location, identified as 'outside Dublin' and lacking direct public transport links and specific local amenities in the provided data, suggests that its primary appeal will be to those seeking a more rural lifestyle, but this lack of connectivity could significantly limit its future capital appreciation compared to areas with robust infrastructure.
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.