Parkvilla, 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 · 13mo 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
13 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
Efficient B3 Rating: The B3 BER rating indicates reasonable energy efficiency, with estimated annual energy costs likely €1,200-€1,600, compared to €1,800-€2,400 for a D-rated property of similar size.
Spacious Configuration: With 222.0m² across 8 bedrooms and 6 bathrooms, this property offers substantial living space, significantly larger than the average sale within 1km, which is 128.25m² (calculated from median sale price of €345,000 and median price per sqm of €3,241.69).
Value Optimization Potential: While the B3 rating is good, strategic upgrades to an A rating could cost €10,000-€15,000 but potentially increase property value by €20,000-€30,000 and reduce annual energy costs further.
Hypothesis: The expansive 8-bedroom, 6-bathroom configuration, while offering significant living area, may be oversized for typical family needs in this location, potentially limiting the pool of buyers and impacting resale value unless targeted towards multi-generational living or commercial use.
Amenities
Local Transport Links: While specific bus routes and train stations are not detailed, the location outside Dublin suggests reliance on local bus services and potential for longer commutes to major transport hubs.
Kilkenny Town Amenities: Residents have access to Kilkenny town's established amenities, including shops like The Kilkenny Design Centre, restaurants such as Campagne, and healthcare facilities like St. Luke's Hospital.
Educational Access: The area is served by educational institutions such as St. Kieran's College and Presentation Secondary School Kilkenny, providing good schooling options within reasonable proximity.
Hypothesis: The property's positioning on Castlecomer Road, outside the immediate urban core of Kilkenny, likely offers a balance of rural tranquility with convenient access to the city's amenities, suggesting a strong appeal to families seeking space and a quieter lifestyle while remaining within a 15-minute drive of Kilkenny town’s extensive facilities.
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.