Newtown, Kells, Kells, Co. Kilkenny, R95 FD77
8 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €240,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 5.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 8mo recency · Low 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 €240,000, 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 €12,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €240,000, 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.
These signals interact — full analysis in report.
€12,000
That's what overbidding by just 5% on a €240,000 home costs you — before interest.
A €19 check before a €240,000 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 · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €240,000 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. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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 · 14% 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
€240,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
8
Transactions Analysed
Within 5.0km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 |
|---|---|---|---|
| Newtowns, Kells, Kilkenny, Kilkenny | 2025-12-05 | — | |
| Burnchurch Viper, Kells, County Kilkenny, Kilkenny | 2023-05-30 | 50m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, offering a significant return on investment.
Details
- Energy Cost Savings: Currently, annual energy costs for this D1-rated property are estimated at €1,800-€2,200; an upgrade to a B-rating could reduce these to €800-€1,200 annually, saving €1,000-€1,400 per year.
- Generous Space for Type: At 120m² for a 2-bedroom detached house, this property offers exceptionally spacious living areas, significantly exceeding typical 2-bedroom configurations and providing superior comfort.
- Hypothesis: While the D1 BER presents an immediate upgrade opportunity, the property's generous 120m² footprint for only two bedrooms is a unique selling point in this market, likely appealing to buyers prioritizing space and comfort over immediate energy efficiency.
Amenities
Local Transport Access: While Kells is rural, it benefits from Bus Éireann Route 374 and Local Link Kilkenny Route 877, connecting residents to Kilkenny City, where the Kilkenny MacDonagh train station offers national rail links.
Details
- Community & Essential Services: The property is well-situated for local amenities including Kells National School (primary education), Kells Medical Centre, Kells Village Pharmacy, and local shops, with larger supermarkets like SuperValu and Lidl in Callan just 5km away.
- Historic & Recreational Appeal: Residents can enjoy the historical significance and walking trails of Kells Priory, a short distance from the property, complemented by local pubs like Kells Arch Bar, with wider leisure and dining options available in Kilkenny City (approx. 15km).
- Hypothesis: The blend of historical charm and essential local amenities within Kells, combined with reasonable connectivity to Kilkenny City, suggests that this property appeals to buyers seeking a tranquil, community-focused lifestyle with convenient access to urban 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.