The Old Coach House, Tinnacouse, Skeaghvasteen, Graiguenamanagh, Co. Kilkenny, R95 P5V0
10 homes sold nearby. See what they went for — and what to bid on this one.
€370,000 · 3 Bed · 2 Bath · 128m² · Detached
Market Position
At the Upper End of Local Sales
At €370,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 closed sales nearby · 19mo 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 €370,000, 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 €18,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €370,000, 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.
€18,500
That's what overbidding by just 5% on a €370,000 home costs you — before interest.
A €19 check before a €370,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 22% 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
€370,000
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 · High
10
Transactions Analysed
Within 5.0km
19 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Milltown, Skeoghvosteen, Kilkenny, Kilkenny | 2024-04-30 | 165m² | |
| Mount Carmel, 38 Woodlawn Park, Borris, Carlow | 2025-06-25 | 75m² |
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 Energy Upgrade Cost: Upgrading the E2 BER rating to a B2 could cost an estimated €12,000-€18,000 and potentially increase the property's value by €20,000-€25,000, representing a significant investment opportunity.
Annual Energy Cost Difference: An E2 BER rating likely results in annual energy costs of €1,800-€2,200, compared to an estimated €800-€1,200 for a B2-rated property of similar size, a saving of €1,000 annually.
Space Efficiency: With 128m² and 3 bedrooms, the property offers 42.7m² per bedroom, a reasonable but not overly generous space allocation for a family home.
Hypothesis: The E2 BER rating, while requiring significant investment to improve, presents a clear opportunity for value enhancement through energy efficiency upgrades, which are increasingly prioritized by buyers and could unlock a higher valuation bracket in this market.
Amenities
Limited Transport Connectivity: As the property is outside Dublin, specific bus routes, train stations, Luas, or DART services are not readily available and would likely involve significant travel time and multiple changes.
Rural Lifestyle Amenities: Graiguenamanagh and surrounding villages offer local shops, traditional pubs, and cafes, fostering a rural lifestyle rather than urban convenience.
Healthcare Proximity: While specific facilities are not detailed, a property in this location would likely require travel to larger towns such as Kilkenny city for comprehensive hospital and specialist healthcare services.
Hypothesis: The property's rural setting, while appealing for tranquility, presents a challenge for buyers prioritizing strong transport links and immediate access to a wide array of urban amenities, suggesting its appeal is primarily to those seeking a more secluded lifestyle.
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.