10 Abbey Park Green, Clane, Co. Kildare, W91 P2K6
12 homes sold nearby. See what they went for — and what to bid on this one.
€499,000 · 4 Bed · 3 Bath · Bungalow
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €499,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 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 €499,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €499,000, 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.
€24,950
That's what overbidding by just 5% on a €499,000 home costs you — before interest.
A €19 check before a €499,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months.
Asking price sits marginally below the median of comparable sales.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 63 Abbeypark, Orchard, Clane, Kildare | 2025-09-02 | 157m² | |
| 2 Abbeypark View, Clane, Kildare, Kildare | 2025-07-29 | 132m² |
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
Upgrade Potential: Improving the D2 BER rating to a B2 could cost €8,000-€12,000 but is estimated to increase the property value by €15,000-€20,000, presenting a sound investment.
Annual Energy Cost Savings: Properties with a D2 BER rating typically incur annual energy costs of €1,800-€2,200, which could be reduced to €800-€1,200 with a B-rated BER, saving €1,000 annually.
Value Optimization: The current estimated value of €543,419 for a 120m² bungalow with 4 beds and 3 baths, despite a D2 BER, suggests that the size and configuration are highly valued in this market.
Hypothesis: The D2 BER rating represents a significant opportunity for value enhancement; investing in energy efficiency upgrades could not only reduce operational costs by over 40% but also significantly bolster the resale value beyond the immediate cost of improvements, outperforming properties with similar low BER ratings.
Amenities
Limited Direct Transport: While described as 'Dublin', Clane is not directly served by Luas or DART. Commuting to Dublin would likely involve local bus services such as Dublin Bus routes 25, 66, 67 to reach rail links, potentially adding significant travel time and transfers.
Local Conveniences: The area offers amenities like Lidl, Tesco, and local pharmacies. For education, primary schools like Scoil Phádraig Naofa and secondary schools such as Scoil Dara are within proximity, alongside childcare facilities like Little Explorers.
Lifestyle Options: Residents can enjoy local dining at restaurants like L'Artisan and cafes such as The Crafty Fork. Green spaces like the nearby Rye Lawns provide recreational opportunities.
Hypothesis: The positioning of Clane as 'Dublin' location suggests a commuter town dynamic; however, the lack of direct public transport links to Dublin city centre via Luas or DART means that a car is essential for efficient commuting, impacting lifestyle choices for non-drivers and potentially limiting the appeal to a broader Dublin market.
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.