Newtown, Kells, Kells, Co. Kilkenny, R95 FY59
19 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 4 Bed · 2 Bath · 120m² · Bungalow
Market Position
Priced Within Local Sold Range
At €340,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 5.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 17mo 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 €340,000, 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 €17,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €340,000, 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.
€17,000
That's what overbidding by just 5% on a €340,000 home costs you — before interest.
A €19 check before a €340,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €340,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 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 size-adjusted median. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
19
Transactions Analysed
Within 5.0km
17 months
Data Freshness
Most recent sale age
±15%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Burnchurch Viper, Kells, County Kilkenny, Kilkenny | 2023-05-30 | 50m² | |
| Ballymack, Cuffesgrange, Kilkenny, Kilkenny | 2025-11-06 | 192m² |
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 Upgrade Opportunity: With a D1 BER rating, strategic energy improvements to a B2 rating could cost €8,000-€12,000, potentially increasing the property's market value by €15,000-€20,000, representing a smart investment for future returns.
Details
- Potential Energy Savings: Current annual energy costs for a D1-rated property of this size are estimated at €1,800-€2,200; however, upgrading to a B-rated standard could significantly reduce these to €800-€1,200, saving €1,000-€1,400 annually.
- Generous Sizing Advantage: At 120m² with 4 bedrooms and 2 bathrooms, this bungalow offers substantial living space, exceeding the median 3 bedrooms found in properties within a 20km radius, providing ample room for growing families.
- Hypothesis: Value Maximisation: Given the commonality of D-rated properties in this established area due to older housing stock, properties undergoing BER upgrades will increasingly stand out, attracting discerning buyers willing to pay a premium for reduced running costs and modern efficiency, leading to faster sales and higher valuations.
Amenities
Strategic Connectivity: While located in a rural setting, this property benefits from reasonable connectivity to Kilkenny City (approx. 15km), which hosts Kilkenny MacDonagh Station for train services and various Bus Éireann routes connecting to regional and national destinations.
Details
- Comprehensive Educational Access: Families will find St. Brigid's National School in Kells village for primary education, complemented by a wider selection of secondary schools, including Coláiste Phobal Callan and St. Kieran's College, accessible in nearby Callan and Kilkenny City.
- Essential Local Services and Leisure: The area provides access to essential healthcare with local GP services and St. Luke's General Hospital in Kilkenny City, while leisure opportunities include the historic Kells Priory for scenic walks and local shops for daily necessities in Kells village.
- Hypothesis: Rural Appeal Growth: The increasing demand for tranquil, spacious living coupled with improved remote work capabilities will likely enhance the appeal of properties in areas like Newtown, Kells, as buyers prioritize lifestyle and value while maintaining essential access to regional centers like Kilkenny City for necessary amenities and 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.