1 The Streams, Caragh, Co. Kildare, W91 AHP3
10 homes sold nearby. See what they went for — and what to bid on this one.
€557,500 · 4 Bed · 3 Bath · 180m² · Bungalow
Market Position
Priced Within Local Sold Range
At €557,500, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 9mo 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 €557,500, 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 €27,875 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €557,500, 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.
€27,875
That's what overbidding by just 5% on a €557,500 home costs you — before interest.
A €19 check before a €557,500 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 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 median of comparable sales. 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
10
Transactions Analysed
Within 3.0km
9 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 |
|---|---|---|---|
| 34 The Streams, Caragh, Kildare, Kildare | 2025-09-02 | 169m² | |
| 34 Old Chapel Wood, Caragh, Naas, Kildare | 2025-11-28 | 177m² |
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 from the D1 BER rating to a B2 would likely cost between €8,000-€12,000, but could potentially increase the property's value by €15,000-€20,000, representing a sound investment.
Space Efficiency: With 180sqm, the property offers a generous living area, positioning it well against smaller properties and potentially justifying a premium if layout and condition are optimal.
Condition and Value: The D1 BER rating suggests potential for energy efficiency upgrades, and investing €8,000-€12,000 in insulation and heating could improve comfort and add significant value, especially if comparable nearby homes have higher BER ratings.
Hypothesis: Given the D1 BER rating, it's plausible that the €608,819 estimated value already incorporates some discount for energy performance, meaning that upgrade costs might yield a higher percentage return on investment than in areas where properties typically have higher BER ratings, making a strategic upgrade a financially attractive proposition.
Amenities
Transport Access: While Caragh is a village, proximity to larger towns like Naas offers access to bus routes including Dublin Bus routes serving commuter links, and train stations like Sallins provide rail access to Dublin.
Local Services: The immediate area around Caragh provides essential local services, including shops, a post office, and community facilities, supported by nearby Naas which offers larger supermarkets like Tesco and Dunnes Stores, and retail parks.
Educational Facilities: The area is served by primary schools such as Caragh National School and secondary schools in nearby towns like Naas CBS and St. Mary's College, along with childcare facilities within a reasonable commute.
Hypothesis: The 'Dublin' location tag for this Co. Kildare address suggests a strong commuter focus, implying that its value proposition is heavily tied to efficient transport links to Dublin city, and the development of park-and-ride facilities or improved rail frequency from Sallins station could significantly boost its long-term appeal and 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 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.