1 The Avenue, Westfield, Leixlip, Co. Kildare, W23 X3H7
15 homes sold nearby. See what they went for — and what to bid on this one.
€700,000 · 5 Bed · 4 Bath · 203m² · Semi-D
Market Position
Below Typical Sale Prices
At €700,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
15 closed sales nearby · 8mo 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 €700,000, 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 €35,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €700,000, 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.
€35,000
That's what overbidding by just 5% on a €700,000 home costs you — before interest.
A €19 check before a €700,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €700,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±12%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 The Avenue, Westfield, Leixlip, Kildare | 2025-11-06 | 203m² | |
| 3 The Grove, Westfield, Leixlip, Kildare | 2025-08-22 | — |
Transactions within a 1.5km 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
Superior Energy Efficiency: Boasting an A2 BER rating, this property offers significant annual energy cost savings of €1,000 to €1,400 compared to a D-rated property of similar size, where annual costs typically range from €1,800 to €2,200.
Details
- Exceptional Family Sizing: At 203m² with 5 bedrooms and 4 bathrooms, this '2X Very Large' semi-detached home offers substantially more space and facilities than the median property in the 5km radius, which typically features 3 bedrooms and 2 bathrooms.
- Turnkey Condition Advantage: As an A2 BER rated property, it likely requires minimal immediate energy efficiency upgrades, offering a ready-to-move-in experience with lower ongoing running costs compared to older, lower-rated homes that might incur significant renovation expenses (e.g., €8,000-€12,000 for a D to B2 upgrade).
- Hypothesis: The rare combination of an expansive 203m² footprint, a highly sought-after 5-bedroom layout, and a top-tier A2 BER rating positions this property as a future-proof asset in Leixlip, making it highly resilient to market fluctuations and appealing to long-term family buyers seeking energy independence.
Amenities
Excellent Commuter Connectivity: Residents benefit from direct access to Dublin via nearby Leixlip Confey and Leixlip Louisa Bridge train stations (on the Maynooth line) and frequent Dublin Bus routes including the 66, 66a, and 66b, facilitating convenient commutes to Dublin city centre and surrounding areas.
Details
- Comprehensive Local Facilities: The property is ideally situated close to a range of essential amenities including SuperValu Leixlip and Lidl for shopping, Leixlip Medical Centre for healthcare, and local primary schools like Scoil Bhríde Leixlip, all within easy reach.
- Enhanced Lifestyle & Family Appeal: Enjoy vibrant local lifestyle amenities such as Da Vinci's Italian Restaurant, WestFit Leixlip gym, and extensive green spaces at Leixlip Demesne and nearby St. Catherine's Park, providing ample recreational opportunities for families and individuals.
- Hypothesis: Leixlip's strategic positioning, strengthened by direct rail links and the close proximity of major employers like Intel, is likely to drive continued demand for large family homes, particularly those offering superior energy efficiency, transforming it into a premium commuter town with sustained property value appreciation.
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.