Maddockstown, Kilkenny, Maddockstown, Co. Kilkenny, R95 V0V6
20 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 5 Bed · 3 Bath · 234m² · Detached
Market Position
Below Typical Sale Prices
At €500,000, 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.
20 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 €500,000, 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 €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, 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.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €19 check before a €500,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 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
20
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Roughfield House, Dunbell, Co Kilkenny, Kilkenny | 2024-09-26 | 244m² | |
| Ebony Hill, Dunbell Big, Maddoxtown, Kilkenny | 2025-08-15 | 259m² |
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
Suboptimal BER: The E2 BER rating suggests significant room for energy efficiency improvements, with upgrades from E2 to B2 estimated to cost between €10,000 - €15,000 and potentially increase property value by €18,000 - €25,000.
Space Efficiency: With 234m² and 5 bedrooms, the property offers ample living space, which is generally desirable, but its value optimization depends on modern finishes and layout, which are not detailed in the provided data.
BER Improvement Opportunity: The current E2 BER rating likely results in annual energy costs of approximately €2,000-€2,800, compared to €900-€1,500 for a B-rated property of similar size, presenting a clear opportunity for cost savings and value enhancement through insulation and heating upgrades.
Hypothesis: Given the E2 BER rating and the potential for substantial annual energy cost savings (€1,100-€1,300) by upgrading to a B-rated standard, the property's current valuation may not fully account for the capital expenditure required to achieve modern energy efficiency levels, suggesting a negotiation opportunity for buyers willing to invest.
Amenities
Limited Direct Transport: The property is located outside Dublin and there are no specific bus routes, train stations, Luas stops, or DART stations mentioned as serving Maddockstown directly, suggesting a reliance on private transport.
Local Facilities Implication: While specific amenities for Maddockstown are not detailed, the general context of being in Co. Kilkenny implies access to local schools, healthcare, and shopping in Kilkenny city, which is a considerable distance away.
Potential for Isolation: The lack of specific transport and amenity information within close proximity suggests that residents may need to travel significant distances for essential services, shopping, and educational facilities.
Hypothesis: The absence of specific transport links and detailed local amenities in the provided data for Maddockstown suggests that its value proposition is driven by rural tranquility rather than urban convenience, with potential buyers prioritizing space and a quieter lifestyle over immediate access to a wide range of services and public transport options.
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.