10 Grattan Court, Celbridge, Co. Kildare, W23 E796
12 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 4 Bed · 3 Bath · 135m² · Detached
Market Position
Priced Above Local Sales
At €645,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
12 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €645,000, 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 €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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
From €19 for your strategy on a €645,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
12
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±18%
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 |
|---|---|---|---|
| 38 Grattan Court, Celbridge, Co Kildare, Kildare | 2024-11-29 | 155.2m² | |
| 10 Oakleigh, Celbridge, Kildare | 2025-12-19 | 168m² |
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
Efficient Energy Rating: With a B3 BER rating, this property offers good energy efficiency, estimated to result in annual energy costs of €1,200-€1,600, a saving of approximately €600-€1,000 per year compared to a typical D-rated property of similar size.
Details
- Spacious Configuration: The 135.0m² size with 4 bedrooms and 3 bathrooms aligns well with the median configuration of 4 bedrooms and 3 bathrooms within the 5km radius, indicating a well-suited layout for family needs.
- Value Optimization Potential: While currently B3, upgrading the BER rating to a B2 or higher could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a sound investment for future resale value.
- Hypothesis: The presence of a B3 BER rating, while good, might be underutilized if the property's current asking price doesn't fully reflect the premium buyers increasingly place on energy-efficient homes, suggesting a potential for price adjustment or a focus on marketing this quality.
Amenities
Transport Connectivity: Access to Celbridge is facilitated by Dublin Bus routes 67 and 67X, with further connectivity via the Hazelhatch train station (approx. 2.5km away) offering direct services to Dublin Heuston.
Details
- Local Family Amenities: Residents benefit from proximity to local schools such as Scoil na Mainistreach (primary) and Coláiste Chiaráin (secondary), alongside family-friendly amenities like Castletown House and Gardens and the local playground.
- Retail & Healthcare Access: Nearby shopping includes the Lidl and Tesco supermarkets in Celbridge town centre, and healthcare is accessible through the Primary Care Centre in Celbridge and Connolly Hospital Blanchardstown (approx. 10km away).
- Hypothesis: The combination of good local amenities and reasonable transport links to Dublin, particularly via Hazelhatch train station, suggests that while Celbridge is a commuter town, its own developing infrastructure supports a strong lifestyle appeal that could buffer against wider Dublin market fluctuations.
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.