Warrenstown, Johnstown, Co. Kilkenny, E41 FP90
4 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 1 Bath · 105m² · Bungalow
Market Position
Priced Within Local Sold Range
At €225,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 27mo 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 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
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
4
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Plum Cottage, Foulkscourt, Johnstown, Kilkenny | 2023-10-13 | 141m² | |
| 1 Togher Way, Urlingford, Co Kilkenny, Kilkenny | 2024-07-23 | 55m² |
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 Upgrade Investment: With a D1 BER rating, investing €8,000-€12,000 to upgrade to a B2 rating could increase the property's value by €15,000-€20,000, offering a significant return on investment.
Details
- Annual Energy Savings: Upgrading the D1 BER to a B2 could reduce annual energy costs by €1,000-€1,400, bringing estimated yearly expenses down from €1,800-€2,200 to €800-€1,200 for a property of this size.
- Ideal Configuration: This 105m² bungalow with 3 bedrooms and 1 bathroom perfectly matches the median bedroom (3.0) and bathroom (1.0) configurations for properties sold within a 10km radius over the past 180 days.
- Hypothesis: While the property's size and 3-bed, 1-bath configuration align well with local preferences, a targeted BER upgrade would not only improve energy efficiency and save on running costs but also unlock substantial added value, making it a highly attractive option in a market where energy performance is becoming increasingly vital.
Amenities
Strategic Road Access: While not served by urban rail or Luas, the property benefits from close proximity to the M8 motorway, providing direct road access for commuters to major urban centres like Kilkenny City (approx 30km) and beyond.
Details
- Local Community Hub: Johnstown village offers essential services including Johnstown National School and Coláiste Mhuire Johnstown, a local pharmacy, and GP services at Johnstown Medical Centre, all contributing to a self-sufficient local community.
- Rural Lifestyle & Services: The area supports a rural lifestyle with local sporting clubs such as The Harps GAA club nearby, complemented by general convenience shopping at the local SuperValu in Johnstown, enhancing daily living.
- Hypothesis: The property's rural location in Warrenstown, Johnstown, leverages its tranquility and community feel, attracting buyers who prioritize a peaceful living environment with convenient road connectivity to major towns via the M8, rather than extensive urban 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.