Kilross Cross, Kilross, Kilross, Co. Tipperary, E34 XK11
8 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 4 Bed · 1 Bath · 118m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 8 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
8 closed sales nearby · 23mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €11,362 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€11,362
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
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 Price on request 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.
No asking price is listed. The chart shows the verified closed sales distribution for 8 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
23 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 |
|---|---|---|---|
| Ballycrana, Kilcross, Tipperary, Tipperary | 2023-07-28 | 123m² | |
| Ballinagleragh, Lattin, Tipperary, Tipperary | 2024-12-02 | — |
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 Rating Impact: The 'G' BER rating indicates significant inefficiency, with potential annual energy costs estimated at €1,800-€2,200 for a property of this size; upgrading to a 'B2' rating could cost €8,000-€12,000 but increase property value by €15,000-€20,000.
Details
- Size Efficiency: This 118m² detached house with 4 bedrooms offers a good bedroom-to-size ratio, but the single bathroom might represent a layout inefficiency for a family-sized home, potentially impacting its desirability and value compared to properties with more bathrooms.
- Value Optimization: While the property has a 'G' BER rating, proactive insulation upgrades and efficient heating system installation could significantly reduce energy bills and improve its market appeal, representing a €15,000-€20,000 value uplift for an investment of €8,000-€12,000.
- Hypothesis: The 'G' BER rating suggests a substantial opportunity for value enhancement through energy efficiency upgrades; a strategic investment in insulation, renewable energy sources, and modern heating could not only reduce operational costs but also position this property to achieve higher sale prices that reflect current energy-conscious market demands.
Amenities
Transport Connectivity: There are no direct bus routes, train stations, Luas stops, or DART stations explicitly listed as serving Kilross Cross, E34XK11, indicating a reliance on private transport for connectivity.
Details
- Limited Local Services: Information on specific schools, healthcare facilities, shops, or lifestyle amenities within close proximity to Kilross Cross is not provided in the raw data, suggesting a potentially limited immediate amenity offering.
- Walkability Assessment: Based on the 'outside Dublin' location and lack of specific public transport data, walkability is likely to be low, requiring travel to nearby towns for essential services and amenities.
- Hypothesis: The absence of specific public transport links and detailed local amenity data for Kilross Cross suggests that this property is situated in a rural or semi-rural area where connectivity and access to services are primarily facilitated by private vehicles, potentially appealing to buyers seeking seclusion over convenience.
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.