Gorteen, Castlecomer, Co. Kilkenny, R95 F95A
19 homes sold nearby. See what they went for — and what to bid on this one.
€130,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €130,000, 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.
19 closed sales nearby · 19mo 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 €130,000, 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 €6,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €130,000, 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.
€6,500
That's what overbidding by just 5% on a €130,000 home costs you — before interest.
A €19 check before a €130,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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 median of comparable sales, 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
19
Transactions Analysed
Within 5.0km
19 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Monteen, Crettyard, Carlow, Kilkenny | 2024-03-27 | 100m² | |
| 7 The Glen, Moneenroe, Castlecomer, Kilkenny | 2024-07-12 | 133m² |
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 G Upgrade Potential
Upgrading the G BER rating to a C1 could cost an estimated €10,000-€15,000, potentially increasing the property's value by €18,000-€25,000 and significantly reducing ongoing energy costs.
Size Efficiency Moderate
With 120m² of living space across 3 bedrooms, this property offers a reasonably efficient layout, averaging 40m² per bedroom, which is competitive for its type in many markets.
Value Optimization Focus
The current asking price of €130,000, significantly below the estimated value of €159,589, presents a prime opportunity for a buyer to invest in necessary BER upgrades and renovations, thereby realizing substantial capital growth.
Hypothesis: Investing in a comprehensive BER upgrade from G to B2 (€15,000-€20,000) on this 120m² property could unlock a value increase of €30,000-€40,000, driven by increased buyer appeal and reduced running costs, especially in a market where energy efficiency is increasingly valued.
Amenities
Limited Local Transport
Castlecomer is served by Bus Éireann route 289, which offers limited connectivity to larger towns like Kilkenny, requiring onward travel for wider access.
Local Services Basic
The immediate area of Gorteen, Castlecomer, provides essential services like supermarkets and local shops, but lacks extensive retail centres or diverse dining options, necessitating travel for broader amenities.
Family Infrastructure Sparse
While Castlecomer has primary and secondary schools like Castlecomer National School and Coláiste Éanna, specialized childcare facilities and extensive family-oriented parks are not prominently featured in the immediate vicinity, requiring travel to larger towns.
Hypothesis: The property's location outside of a major hub, relying on Bus Éireann route 289, suggests that its value appreciation will be strongly tied to any future infrastructure investments or improvements in public transport connectivity to Kilkenny City or other regional centres.
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.