Brownsbarn, Thomastown, Thomastown, Co. Kilkenny, R95 YX68
15 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 3 Bed · 1 Bath · 135m² · Detached
Market Position
Below Typical Sale Prices
At €220,000, 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.
15 closed sales nearby · 25mo 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €220,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Statistical Confidence · High
15
Transactions Analysed
Within 5.0km
25 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ruppa, Cappagh, Inistioge, Kilkenny | 2024-03-08 | 93m² | |
| Pleberstown Thomastown, Thomastown, Kilkenny, Kilkenny | 2024-01-12 | 264m² |
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
Significant BER Upgrade Opportunity: The 'G' BER rating necessitates substantial upgrades; improving to a B2 could cost an estimated €15,000-€20,000 but could increase the property's value by €25,000-€35,000.
Details
- Costly Energy Inefficiency: With a 'G' BER rating, annual energy costs are likely to be in the range of €2,800-€3,800, significantly higher than the €900-€1,400 estimated for a C-rated property of similar size.
- Standard Size, Below Average Rating: The 135m² size is standard, but the 1.0 bathroom configuration is below the median of 2.0 bathrooms seen in the 100km radius, suggesting a potential layout mismatch.
- Hypothesis: The combination of a very low BER rating (G) and a single bathroom in a 3-bedroom detached house, while common in older rural properties, represents a significant opportunity for value uplift. Buyers in this market may be willing to invest heavily in energy efficiency and bathroom modernization if the rural lifestyle and scenic location outweigh the upfront costs, turning a perceived weakness into a significant value-add.
Amenities
Limited Direct Public Transport: The property's rural location means it's not directly served by specific bus routes like Dublin Bus 25, 66, 67, or any Luas/DART lines; travel to Kilkenny City or major transport hubs would likely require private transport or multiple bus connections.
Details
- Basic Local Services: Thomastown town itself offers essential amenities such as local shops and pharmacies, but specific larger supermarkets like SuperValu or Lidl are not within immediate walking distance.
- Educational & Healthcare Proximity: While specific school names like 'Scoil Naomh Pádraig' and healthcare facilities are not detailed for Brownsbarn, the general area surrounding Thomastown provides access to primary schools and local health clinics.
- Hypothesis: The property's isolated location in Brownsbarn, Thomastown, strongly suggests that its appeal lies in its tranquility and connection to nature, rather than convenience to urban amenities or public transport. Future value appreciation will likely be driven by improvements in local infrastructure or an increasing demand for remote living, rather than proximity to Dublin or major regional hubs, with any development in Thomastown itself offering the most direct local benefit.
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.