chapel street, johnstown, johnstown, co. kilkenny, e41 a3c7
2 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 4 Bed · 1 Bath · 120m² · Detached
Market Position
Limited Transaction Data
At €325,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 27mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions 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.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 26% 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
€325,000
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
2
Transactions Analysed
Within 5.0km
27 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Rathpoleen, Johnstown, Kilkenny, Kilkenny | 2024-01-03 | 280.6m² | |
| Galmoy Village, Kilkenny Via Thurles, Kilkenny, Kilkenny | 2023-12-15 | 119m² |
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
BER Upgrade Investment: With an unknown BER rating (SI_666), upgrading to a B2 rating could cost an estimated €15,000-€25,000 but has the potential to increase the property's value by €25,000-€40,000, offering a tangible return on investment.
Details
- Significant Energy Savings Potential: Improving the BER rating could reduce annual energy costs from an estimated €2,000-€3,000 (typical for lower BERs) down to €800-€1,200 (for B-rated properties), saving approximately €1,200-€1,800 annually.
- Bathroom Deficiency for Size: While offering 4 bedrooms across 120m², the property's single bathroom is a notable limitation compared to the 2.0 median baths in the 10km 180-day market, potentially affecting its appeal to families and impacting overall valuation.
- Hypothesis: The relatively spacious 120m² layout with 4 bedrooms, combined with the current single bathroom, presents an immediate opportunity for a buyer to add significant value through a bathroom addition or reconfiguration, thereby aligning better with modern family living expectations and increasing market appeal.
Amenities
Regional Transport Access: Johnstown offers regional bus connectivity via Bus Éireann routes, such as the 830 service connecting Portlaoise and Thurles, with the nearest train stations located in Thurles (approximately 20 km) or Portlaoise (approximately 30 km).
Details
- Essential Local Facilities: The property benefits from immediate access to St. Kieran's National School and Coláiste Mhuire secondary school directly within Johnstown, along with local pharmacies and general practitioners for healthcare needs.
- Convenient Everyday Shopping: Local shops and services are available within Johnstown village for daily necessities, supplemented by a larger SuperValu supermarket located approximately 8km away in Urlingford, catering to broader shopping requirements.
- Hypothesis: The self-sufficient nature of Johnstown village, with its schools, local services, and strong community feel, positions it as an increasingly desirable location for families seeking a balanced lifestyle outside major urban centres, which could bolster property values in the long term.
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.