Retail Unit, Market Cross Shopping Center, Kilkenny, R95 P283
4 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 3 Bed · 1 Bath · 247m² · House
Market Position
Below Typical Sale Prices
At €200,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 8mo 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 4 comparable transactions within 3.0km over the past 18 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
4 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 3.0km
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Outrath Court, Outrath Rd, Kilkenny, Kilkenny | 2025-01-30 | 114m² | |
| 45 St Francis Tce, Kilkenny, Kilkenny, Kilkenny | 2025-07-21 | 84m² |
Transactions within a 3.0km radius and 18-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 Uncertainty: The BER rating is 'PENDING', offering no immediate insight into energy efficiency or potential upgrade costs, and thus no quantifiable savings.
Configuration Mismatch: A 247m² retail unit converted to a 3-bedroom house with only 1 bathroom presents a potential layout inefficiency and significant renovation requirement for typical residential use.
Value Optimization Gap: The property's estimated value of €219,959.81 for a 247m² space with a pending BER and 3 beds/1 bath suggests it may require substantial investment to align with market expectations for residential quality.
Hypothesis: Given the property's classification as a 'Retail Unit' and its conversion into a 'House,' the significant size (247m²) coupled with a low bathroom count (1) suggests a critical need for a comprehensive feasibility study on its residential potential, focusing on the costs associated with reconfiguring plumbing and layout to meet modern residential standards, which could range from €30,000 to €70,000 depending on the extent of works.
Amenities
Central Connectivity: Located in Market Cross Shopping Center, Kilkenny, R95P283, it benefits from excellent transport links, with numerous local bus routes serving the immediate vicinity.
Retail Hub Access: Residents have immediate access to a wide array of shops within the Market Cross Shopping Center, including major retailers and supermarkets, enhancing convenience.
Walkability: The central location within Kilkenny city ensures high walkability to local amenities, including restaurants, cafes, and essential services, negating the need for extensive travel.
Hypothesis: The prime location within Market Cross Shopping Center, Kilkenny, while offering exceptional retail convenience and walkability, might present unique challenges for residential appeal and noise mitigation, potentially impacting long-term property value growth compared to properties in more traditionally residential areas with established green spaces and community 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 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.