10 Beasley House, Punchestown Gate, Naas, Co Kildare, W91 E924
35 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 1 Bath · 62m² · Apartment
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 35 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
35 closed sales nearby · 12mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €275,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €15 check before a €275,000 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 35 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
35 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
35
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±11%
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 · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Punchestown Gate, Kingsfurze Ave, Naas, Kildare | 2024-11-22 | 64m² | |
| 2 Beasley House, Punchestown Gate, Dublin Road, Kildare | 2025-07-29 | 60m² |
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
BER Improvement Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000, but based on nearby D2 apartments, this could increase the property's value by €15,000-€20,000 and reduce annual energy costs by an estimated €1,000-€1,400 compared to the current rating.
Space Efficiency: At 62.0m², this 2-bedroom apartment offers a comfortable living space, aligning well with the median sale price for similar types within 1km (€305,750 for 2 beds, 1 bath), indicating a reasonable space-to-value ratio.
Value Optimization Potential: The current estimated value (€308,285.81) is significantly higher than the asking price (€275,000), indicating immediate equity for a buyer, especially if minor upgrades like insulation or heating system enhancements (related to BER) are considered.
Hypothesis: Given the D2 BER rating and the presence of higher-rated properties in the vicinity, there is a clear market incentive to invest in energy efficiency upgrades, which could significantly enhance the property's appeal and long-term value, particularly as energy costs continue to rise.
Amenities
Transport Connectivity: While identified as being in Dublin, Punchestown Gate, Naas, Co Kildare is not directly served by Dublin Bus routes, Luas, or DART stations; nearest significant public transport would likely involve bus services from Naas town centre towards Dublin, impacting commuter convenience.
Local Retail and Services: The property is located near Punchestown Gate, with essential amenities accessible in Naas town centre, including supermarkets like Tesco and Dunnes Stores, as well as various retail outlets and pharmacies.
Educational and Healthcare Access: Proximity to educational facilities in Naas, such as Naas CBS and St. Mary's College, along with healthcare access via Naas General Hospital, offers convenient local services for residents.
Hypothesis: The location's primary appeal may be for those seeking a more rural lifestyle while retaining access to Naas town amenities and a reasonable commute to Dublin via major road networks, rather than direct public transport links, suggesting its value proposition lies more in its setting than its immediate urban connectivity.
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.