Garnaman, Kells, Co. Kilkenny, R95 P4A6
8 homes sold nearby. See what they went for — and what to bid on this one.
€180,000 · 2 Bed · 1 Bath · 84m² · Detached
Market Position
Below Typical Sale Prices
At €180,000, 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.
8 closed sales nearby · 24mo 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 €180,000, 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 €9,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €180,000, 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.
€9,000
That's what overbidding by just 5% on a €180,000 home costs you — before interest.
A €19 check before a €180,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €180,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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 · Moderate
8
Transactions Analysed
Within 5.0km
24 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.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Priory Grove, Kells, Kilkenny, Kilkenny | 2025-07-22 | 123m² | |
| Kellsgrange, Kells, Co Kilkenny, Kilkenny | 2023-11-22 | — |
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 G BER rating to a B2 could cost an estimated €8,000-€12,000 but is projected to increase property value by €15,000-€20,000, offering a good return on investment.
Details
- Size and Configuration: The 84m² detached house with 2 bedrooms and 1 bathroom is smaller than the median 3-bedroom, 2-bathroom properties prevalent in the wider market (100km radius), potentially limiting its appeal to families.
- Value Optimization: Given the G BER, significant investment in insulation, heating systems, and potentially window upgrades would be required, estimated at €15,000-€25,000 to reach a C rating, which could add €20,000-€30,000 in value.
- Hypothesis: The property's G BER rating, combined with a smaller than average bedroom count for the broader market, suggests a significant renovation project is needed to align with current market expectations and achieve its full valuation potential, particularly in areas with higher demand for energy-efficient and larger family homes.
Amenities
Connectivity Assessment: This property is located in Garnaman, Kells, Co. Kilkenny, an area that does not appear to be directly served by specific Dublin Bus routes, train stations, Luas stops, or DART stations mentioned in the provided data, indicating potentially limited public transport options.
Details
- Local Services Scan: Specific local amenities such as schools (e.g., Scoil an Chroí Naofa in Kells), shops (e.g., local convenience stores in Kells), and healthcare facilities (e.g., Kells Health Centre) would require verification for proximity and availability, as no specific names are provided.
- Walkability Constraints: The rural nature of Garnaman, Kells, R95P4A6, as suggested by its postcode and 'Outside Dublin' classification, implies limited immediate walkability to major amenities, likely necessitating reliance on private transport for most daily needs.
- Hypothesis: The lack of direct public transport links and specific amenity data in the provided dataset for Garnaman, Kells, suggests that this property's appeal will be primarily to buyers seeking a rural lifestyle who do not rely on public transport and are prepared for longer travel times to access more comprehensive services, potentially capping its broad market appeal.
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.