Park villa, Castlecomer Road, Kilkenny, Co. Kilkenny, R95 K592
2 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 8 Bed · 6 Bath · 222m² · Detached
Market Position
Limited Transaction Data
At €795,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 12mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 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.
Financial Exposure · 12% 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
€795,000
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 · Low
2
Transactions Analysed
Within 5.0km
12 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Fermoyle, Greenshill, Kilkenny, Kilkenny | 2023-07-26 | 389m² | |
| Dun Mhuire, Waterford Rd, Kilkenny, Kilkenny | 2025-04-02 | 280m² |
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
Significant BER Upgrade Opportunity: With a B3 BER rating, upgrading to an A-rated equivalent could potentially save €1,000-€1,400 annually in energy costs compared to D-rated properties of similar size, representing a strong return on investment for energy efficiency improvements.
Details
- Spacious Configuration: This 222m² property with 8 bedrooms and 6 bathrooms offers a very generous living space, which is significantly larger than the median of 3 bedrooms and 2 bathrooms found within 100km.
- Value Optimization Potential: While a B3 BER is good, targeted upgrades to achieve an A-rating would likely cost €8,000-€12,000 and could increase the property's value by €15,000-€20,000, making it a sound investment for enhanced market appeal.
- Hypothesis: Given the B3 BER rating, which is good but not top-tier, and the property's substantial size, there's a significant opportunity to enhance its market position and long-term value by investing in further energy efficiency measures that exceed current standards, potentially commanding a premium in the future due to environmental considerations and lower running costs.
Amenities
Local Transport Hub: While specific bus routes and train stations serving Kilkenny are not detailed in the provided data, its location outside Dublin suggests reliance on local bus services and potentially national rail links from Kilkenny city.
Details
- Education Proximity: Kilkenny city, being a regional centre, typically offers a range of educational facilities, likely including primary schools like St. Canice's Primary School and secondary schools such as Kilkenny College, and potentially higher education institutions like the Kilkenny Campus of the University of the South East.
- Healthcare Access: Access to healthcare would likely be via St. Luke's Hospital in Kilkenny city, along with numerous local pharmacies and GP clinics within the city and surrounding towns.
- Hypothesis: Given its location on the Castlecomer Road, the property is likely to benefit from improved infrastructure and public transport links in the coming years as Kilkenny city continues to develop as a key regional hub, potentially enhancing its accessibility and commuter appeal.
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.