Coolnakeeran, Old Leighlin, Co. Kilkenny, R93 R7X8
10 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 5 Bed · 5 Bath · 379m² · Detached
Market Position
Priced Within Local Sold Range
At €795,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 17mo 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 10 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 sits marginally above the median of comparable sales. 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 · Moderate
10
Transactions Analysed
Within 5.0km
17 months
Data Freshness
Most recent sale age
±20%
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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Johnduffswood, Old Leighlin, Carlow, Carlow | 2025-10-21 | — | |
| Johnduffswood, Old Leighlin, Carlow, Carlow | 2025-03-14 | 192m² |
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 Efficiency Advantage: With a B BER rating, this property is likely to have annual energy costs of €1,000-€1,400, offering savings compared to properties with lower BER ratings, such as a D-rated property of similar size which could incur €1,800-€2,200 annually.
Ample Living Space: The property offers a substantial 379m² of living space across 5 bedrooms and 5 bathrooms, providing generous accommodation for a large family or multi-generational living.
Potential Value Optimization: While not explicitly stated, a B BER rating indicates good insulation and heating efficiency. Further minor upgrades, such as improving lighting or smarter heating controls, could potentially enhance its energy performance, possibly pushing towards an A rating with an estimated €8,000-€12,000 investment and an approximate value increase of €15,000-€20,000.
Hypothesis: The property's B BER rating suggests it is already well-insulated, but the significant size implies that even marginal improvements to heating system efficiency or solar panel installation could yield substantial cost savings, potentially making it one of the most energy-efficient large homes in the immediate locale if targeted upgrades are made.
Amenities
Limited Public Transport: The property's location in Old Leighlin, Co. Kilkenny, R93R7X8, is rural and does not appear to be directly served by specific Dublin Bus routes, Luas stops, or DART stations, indicating a reliance on private transport for connectivity.
Local Educational Access: While specific school names are not provided for this immediate rural address, the general area of Co. Kilkenny would typically have local primary and secondary schools serving rural communities, and potentially further education options in larger towns like Carlow or Kilkenny city.
Healthcare and Retail Proximity: Access to healthcare and retail would likely require travel to larger nearby towns such as Leighlinbridge or Carlow town, which would offer essential services like pharmacies, local shops, and supermarkets, but these are not within immediate walking distance.
Hypothesis: The property's rural location, lacking direct public transport links, suggests that its value is primarily driven by its expansive grounds and property size rather than urban convenience, and any future infrastructure development, such as improved rural road networks or localized community hubs, could significantly enhance its appeal and marketability.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.