The Larches, Rathdowney Road, Johnstown, Co. Kilkenny, E41 R504
5 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 3 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €245,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 2.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 27mo recency · Low 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 €245,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €245,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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.
The chart shows the market. Your report gives the number not to exceed.
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Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
27 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Plum Cottage, Foulkscourt, Johnstown, Kilkenny | 2023-10-13 | 141m² | |
| Rathpoleen, Johnstown, Kilkenny, Kilkenny | 2024-01-03 | 280.6m² |
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
BER F Rating Cost: Upgrading the F BER rating to a B2 could cost approximately €15,000 - €25,000, potentially increasing the property's value by €20,000 - €30,000 and significantly reducing annual energy costs.
Details
- Energy Cost Penalty: An F BER rating is likely to incur annual energy costs of €2,200 - €2,800, compared to €900 - €1,400 for a B-rated property of similar size, representing a €1,300 - €1,400 annual increase in expenses.
- Size vs. Bathrooms: While the 120m² size is standard, having 3 bathrooms for 3 bedrooms is a good ratio, offering convenience and potentially appealing to a wider range of buyers seeking comfort.
- Hypothesis: The significant cost of improving the F BER rating to a more marketable C or B rating, combined with the substantial difference in potential annual energy expenditure, suggests that the immediate capital expenditure required to reach market parity will be a key factor in this property's long-term value appreciation, and buyers will heavily discount the current asking price to account for these future costs.
Amenities
Limited Local Transport: With no specific bus routes, train stations, Luas, or DART stops mentioned as directly serving Johnstown, Co. Kilkenny, connectivity to major urban centers is likely to be indirect and time-consuming.
Details
- Potential for Local Services: While specific amenities are not detailed, Johnstown, being a town in Co. Kilkenny, would typically offer local primary schools, basic retail options (supermarkets, pharmacies), and local healthcare clinics within a reasonable driving distance.
- Rural Location Impact: The 'Outside Dublin' designation suggests a more rural or suburban setting, potentially implying longer commute times and a reliance on private transport for accessing a wider range of shopping, dining, and entertainment options.
- Hypothesis: Given the lack of specific public transport links and its 'Outside Dublin' location, the property's appeal will be heavily reliant on the quality and proximity of local schools and services in Johnstown and surrounding towns, and any future infrastructure development, such as improved road networks or enhanced local bus services, would be a significant catalyst for property value growth 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 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.