Coolaghmore, Callan, Killamery, Co. Kilkenny, R95 HY64
13 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 4 Bed · 1 Bath · 99m² · Bungalow
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 4.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 13mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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 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
€275,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
13
Transactions Analysed
Within 5.0km
13 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| San Clemente, New Line, Callan, Kilkenny | 2023-12-18 | — | |
| Little Breach, Mallardstown Upper, Callan, Kilkenny | 2025-12-22 | 122.2m² |
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 Opportunity: Upgrading the E1 BER rating to a C1 would likely cost €6,000-€9,000 and could increase the property value by €10,000-€15,000, representing a valuable investment for improved energy efficiency and market appeal.
Details
- Size Efficiency: At 99m², the property offers a generous living space for a bungalow, with 4 bedrooms in a medium-sized footprint, which is appealing for family living.
- Value Optimization Potential: The current E1 BER rating, with an estimated annual energy cost of €1,500-€2,000, is significantly higher than the €700-€1,000 for a C-rated property of similar size, highlighting a clear opportunity for cost savings and value enhancement through upgrades.
- Hypothesis: Given the median BER rating is unknown across all radii, properties with improved BER ratings (C or B) in this region are likely commanding a significant premium of €15,000-€25,000, making the proposed BER upgrades a potentially high-return investment that aligns with future market trends.
Amenities
Limited Public Transport: The property's rural location in Coolaghmore, Callan, Killamery means there are no specific bus routes, train stations, Luas, or DART stations directly serving the immediate area, necessitating reliance on private transport for connectivity.
Details
- Essential Local Services: While specific details are not provided for this exact rural location, Callan town (approximately 5km away) typically offers primary schools like St. Mary's National School, a local pharmacy, and essential retail amenities.
- Rural Connectivity Challenge: The absence of specific walking routes or pedestrian infrastructure directly from the property means walkability is limited, requiring travel by car to access any local amenities or services.
- Hypothesis: The development of improved broadband infrastructure in rural areas like Coolaghmore could significantly enhance the property's appeal to remote workers and families seeking a quieter lifestyle, potentially offsetting the limitations in public transport and walkability by 5-10% in future valuations.
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.