Mount Coggill, Griffintown, Borris, County Kilkenny, R95 V8F7
8 homes sold nearby. See what they went for — and what to bid on this one.
€1,100,000 · 5 Bed · 4 Bath · 426m² · Detached
Market Position
At the Upper End of Local Sales
At €1,100,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
8 closed sales nearby · 19mo 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 €1,100,000, 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 €55,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,100,000, 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.
€55,000
That's what overbidding by just 5% on a €1,100,000 home costs you — before interest.
A €19 check before a €1,100,000 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
Price Distribution Analysis
8 verified closed sales within 5.0km · 36 months. 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.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 185% 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
€1,100,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
Transactions Analysed
Within 5.0km
19 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 |
|---|---|---|---|
| Milltown, Skeoghvosteen, Kilkenny, Kilkenny | 2024-04-30 | 165m² | |
| The Forge, Ullard Borris, Kilkenny, Kilkenny | 2025-09-23 | 229m² |
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 C1 Efficiency: The C1 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while annual energy costs could be reduced by €700-€1,000 compared to lower-rated properties.
Generous Size: The property's 426.0m² size is substantial, offering ample living space, which typically commands a premium in detached home markets, especially when well-proportioned with 5 bedrooms and 4 bathrooms.
Value Optimization: Given the C1 BER rating, investing in insulation and heating upgrades could optimize value and reduce operational costs, making the property more attractive to energy-conscious buyers and potentially recouping investment through increased resale value.
Hypothesis: The current BER C1 rating, while not poor, represents a significant opportunity for value enhancement; strategic energy efficiency improvements, costing an estimated €8,000-€12,000, could elevate the property's market appeal and achieve a higher sale price by aligning it with higher-rated properties in the local market, whose operational costs are estimated to be €700-€1,000 lower annually.
Amenities
Limited Public Transport: The property's rural location in Borris, County Kilkenny, means it is not served by specific Dublin bus routes, Luas, or DART stations; the nearest public transport options would likely be local bus services with limited frequency.
Local Services: Access to specific schools like Borris Vocational School and local primary schools, as well as healthcare facilities and shops within Borris town, would be the primary convenience drivers for residents.
Connectivity Assessment: The property's location outside Dublin signifies a reliance on private transport for commuting and accessing wider amenities, with no direct public transport links mentioned in the provided data.
Hypothesis: The property's 'outside Dublin' classification, coupled with the absence of specific public transport routes in the provided data, suggests that its value proposition is heavily weighted towards a rural lifestyle rather than commuter convenience, making it attractive to buyers prioritizing space and tranquility over public transport accessibility.
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.