Blackstaff, Callan, Co. Kilkenny, Callan, Co. Kilkenny, R95 WN97
9 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 4 Bed · 3 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €295,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
9 closed sales nearby · 12mo 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 €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.
€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 9 verified local sales · Moderate 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
9 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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
Financial Exposure · 10% 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
€295,000
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 · Moderate
9
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±17%
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Friary Walk, Callan, Kilkenny, Kilkenny | 2024-10-21 | 174m² | |
| 28 Collaire Court, Callan, Kilkenny, Kilkenny | 2025-04-04 | 159.7m² |
Transactions within a 3.0km 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 Improvement Opportunity: Upgrading the D1 BER rating to a C2 or B3 could cost approximately €7,000-€10,000, potentially increasing the property's value by €12,000-€18,000 and reducing annual energy costs by an estimated €500-€800 compared to its current D1 rating.
Details
- Size Advantage: With 120m² of living space, this detached property offers a generous size, exceeding the median of 3 bedrooms and 2 bathrooms found in the 100km radius market (median 3 beds, 2 baths), providing ample accommodation for a family.
- Value Optimization: The current asking price of €295,000 for a 4-bed, 3-bath, 120m² detached property with a D1 BER is competitive given that the 10km median sale price for similar properties is €312,000 over 90 days, indicating potential for value optimization through BER improvements.
- Hypothesis: The D1 BER rating suggests significant scope for energy efficiency upgrades. Investing €8,000-€12,000 to achieve a B2 rating could not only enhance the property's marketability but also attract a wider buyer pool, potentially commanding a price premium of €15,000-€20,000 over its current value.
Amenities
Connectivity to Kilkenny City: While specific bus routes and train stations are not detailed for Blackstaff, Callan, direct travel to Kilkenny City, which offers a wider range of transport options including bus services to Dublin and other major towns, is typically accessible within a 30-minute drive.
Details
- Local Educational & Healthcare: Within Callan town, residents have access to educational facilities like St. Mary's National School and Colaiste Eoin, and healthcare services typically include local pharmacies and GP clinics, with St. Luke's Hospital in Kilkenny City being the primary regional hospital.
- Local Retail & Lifestyle: Callan town centre provides essential retail amenities including supermarkets (e.g., SuperValu), local shops, and a selection of cafes and restaurants, offering convenient daily living and leisure options for residents.
- Hypothesis: The rural setting of Blackstaff, Callan, implies a reliance on private transport for accessing major amenities. However, its proximity to Callan town centre (likely within a 5-10 minute drive) provides essential services, while Kilkenny City (within 30 minutes) offers comprehensive shopping, education, and healthcare facilities, making it attractive for those seeking a balance between rural tranquility and access to urban conveniences.
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.