10 Landen Park, Oldtown Demesne, Naas, Co. Kildare, W91 H984
63 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 4 Bed · 4 Bath · 141m² · Semi-D
Market Position
Priced Within Local Sold Range
At €575,000, this home is priced within the typical range of 63 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.
63 closed sales nearby · 10mo 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 €575,000, 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 €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 63 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €575,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
63 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.1% 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
63
Transactions Analysed
Within 1.5km
10 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 · 63 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Landen Park, Oldtown Demesne, Naas, Kildare | 2024-10-22 | 162m² | |
| 19 Landen Park, Oldtown Demesne, Naas, Kildare | 2025-10-30 | 142.1m² |
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
High Efficiency: The A3 BER rating indicates excellent energy efficiency, with estimated annual energy costs of €800-€1,200 compared to €1,800-€2,200 for a D-rated property of similar size, saving €1,000 annually.
Details
- Spacious Living: At 141.0m², the property offers a generous living space, positioning it in the 'Large' size category which is desirable in the current market.
- Value Optimization: With an A3 BER, upgrades to a higher rating are unlikely to yield significant financial returns; focus should be on maintaining its current efficiency for optimal value retention.
- Hypothesis: The high A3 BER rating on this property, combined with its substantial size, suggests it is a modern build or has undergone significant refurbishment, indicating that future capital expenditure on energy efficiency would be minimal, preserving its premium appeal.
Amenities
Limited Public Transport: Based on the provided data, specific bus routes, train stations, or Luas stops serving Oldtown Demesne, Naas, Co. Kildare directly are not identifiable, suggesting reliance on private transport.
Details
- Local Conveniences: While specific names are not provided, the location in Naas, Co. Kildare, typically implies proximity to essential amenities such as local shops, primary schools, and healthcare facilities typical of a well-established town.
- Commuter Potential: The location in Naas offers potential for commuting to Dublin, likely via the N7 motorway, though detailed travel times and alternative public transport options are not specified in the raw data.
- Hypothesis: Given the lack of specified public transport links within the data, property appeal in this location may heavily depend on its proximity to the M7 motorway for private commuters, and future development in the area might focus on enhancing public transport connections to increase accessibility.
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.