The Beeches On Circa 1.28 Acres, Smithstown, Thomastown, Co Kilkenny, R95 R974
11 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 4 Bed · 3 Bath · 165m² · Bungalow
Market Position
Priced Within Local Sold Range
At €450,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 7.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 16mo 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
These signals interact — full analysis in report.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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.
Asking price sits marginally below the size-adjusted median. 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
11
Transactions Analysed
Within 3.0km
16 months
Data Freshness
Most recent sale age
±20%
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 · 11 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
BER Improvement Potential: Upgrading the D1 BER rating could involve costs of €8,000-€12,000 for insulation and heating upgrades, potentially increasing the property's value by €15,000-€20,000.
Details
- Generous Space: With 165m² across 4 bedrooms and 3 bathrooms, this bungalow offers a larger footprint than the median 3-bedroom, 2-bathroom properties found within 100km.
- Value Optimisation Needed: The property's D1 BER rating suggests annual energy costs could be in the region of €1,800-€2,200; improvements to a B2 rating could reduce this by €1,000-€1,400 annually.
- Hypothesis: Given the D1 BER, investing in energy efficiency upgrades is crucial, as the average BER rating for properties within 5km appears to be unknown, meaning this property could command a premium by achieving a B-rating, surpassing local benchmarks.
Amenities
Connectivity Limited: The property's rural location in Smithstown, Thomastown means nearest public transport options are likely distant; for example, Thomastown train station is approximately 5km away.
Details
- Local Services Sparse: While Thomastown offers some local amenities such as Supervalu and St. Mary's National School, wider retail, healthcare, and specialized services would likely require travel to Kilkenny city, approximately 20km away.
- Rural Lifestyle Focus: The property's 1.28-acre site suggests a focus on rural living, with potential for private outdoor amenities rather than relying on extensive public parks or walkability features typically found in urban settings.
- Hypothesis: The limited public transport connectivity and distance to major urban centres suggests this property appeals primarily to a buyer seeking a rural lifestyle, where the value proposition is tied more to land and property size than immediate access to extensive public amenities.
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.