Graigue Lower, Seven Houses, Danesfort, Co. Kilkenny, R95 F2R5
17 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 1 Bath · 66m² · Detached
Market Position
Priced Within Local Sold Range
At €195,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 5.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 24mo 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 €195,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 median of comparable sales. 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.
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Financial Exposure · 18% 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
€195,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
17
Transactions Analysed
Within 5.0km
24 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Danesfort, Kilkenny, Kilkenny | 2024-05-31 | 283m² | |
| Graigue Upper Seven, Houses Rath Lane, Danesfort Kilkenny, Kilkenny | 2023-10-03 | 232m² |
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
Energy Efficiency Deficiency: With a BER rating of G, this property likely incurs annual energy costs of €2,500-€3,500, significantly higher than an average property. Upgrading from G to a C rating could cost €15,000-€20,000 but potentially increase its market value by €25,000-€35,000.
Size Efficiency: The property offers 66m² with 3 bedrooms and 1 bathroom, which is relatively compact for a detached dwelling; while this may appeal to a niche buyer, it could limit its appeal and future resale value compared to larger properties in the area.
Value Optimization Opportunity: Given the G BER rating, investing in insulation, a new heating system, and upgraded windows could be crucial. A focused renovation targeting an energy efficiency upgrade from G to B2 could cost €10,000-€15,000 and boost the property's value by €18,000-€25,000.
Hypothesis: The extremely low BER rating (G) presents a substantial opportunity for value enhancement through targeted retrofitting. A strategic investment of €15,000-€20,000 could elevate the BER to a C2 or B3, potentially increasing the property's market value by €30,000-€40,000 and significantly reducing long-term running costs for future owners.
Amenities
Limited Transport Connectivity: Danesfort is primarily a rural area, with no specific bus routes, train stations, or Luas/DART stops directly serving Graigue Lower, Seven Houses; access to public transport would likely require significant travel to a nearby town.
Local Amenities Sparsely Available: Specific educational facilities, healthcare access, shopping centres, or family services are not detailed for this immediate rural location; residents would typically need to travel to Kilkenny City for most amenities.
Low Walkability: Properties in this rural setting generally offer limited walkability, with few dedicated pedestrian routes. Access to shops, schools, and services would necessitate car travel.
Hypothesis: The absence of direct public transport links and the need for car dependency to access core amenities in Danesfort suggest that properties in this specific micro-location may appeal more to buyers seeking a rural lifestyle over convenience, potentially impacting its appeal to commuters or families reliant on public services.
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.