Newtown, Thomastown, Thomastown, Co. Kilkenny, R95 VR66
8 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 4 Bed · 3 Bath · 17453m² · 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 · 14mo 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 €24,157 — 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.
€24,157
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
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 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 3.0km
14 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 |
|---|---|---|---|
| Rose Cottage, Newtown, Thomastown, Kilkenny | 2025-10-29 | 98m² | |
| Cloughabrody, Thomastown, Co Kilkenny, Kilkenny | 2024-07-19 | 71.1m² |
Transactions within a 3.0km radius and 24-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
Energy Efficiency Rating: The C3 BER rating indicates moderate energy efficiency; upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Space Utilization: With a substantial size of 17,453m², the property offers significant outdoor space, but internal layout efficiency for the 4 bedrooms and 3 bathrooms should be carefully assessed for modern living standards.
Value Optimization: Given the C3 BER, investing in energy efficiency upgrades such as improved insulation and heating systems could reduce annual energy costs by an estimated €700-€1,000 compared to D-rated properties of similar size, enhancing market appeal and long-term value.
Hypothesis: The large plot size combined with a C3 BER rating presents an opportunity for significant value enhancement; by strategically investing in energy-efficient renovations and potentially subdividing or developing a portion of the land (subject to planning), the overall return on investment could far exceed the initial upgrade costs.
Amenities
Transport Connectivity: Connectivity is limited to local roads, with no specific bus routes, train stations, Luas, or DART stations mentioned serving Newtown, Thomastown directly.
Local Amenities: Specific educational, healthcare, shopping, or lifestyle amenities such as schools, hospitals, shops, restaurants, or parks are not detailed in the provided data for this location.
Walkability: Walkability and pedestrian access are not detailed, but the 'outside Dublin' location suggests a reliance on private transport for accessing services.
Hypothesis: The lack of specific amenity data for Newtown, Thomastown suggests it is a more rural or isolated location, implying that any future development or infrastructure improvements, such as new public transport links or local services, would have a disproportionately high positive impact on property values in this area.
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.