10 The Close, Wolstan Haven, Celbridge, Co. Kildare, W23 F542
59 homes sold nearby. See what they went for — and what to bid on this one.
€499,950 · 3 Bed · 3 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €499,950, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
59 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 €499,950, 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 €24,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €499,950, 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.
€24,998
That's what overbidding by just 5% on a €499,950 home costs you — before interest.
A €19 check before a €499,950 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 59 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
59 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 increased 5.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
59
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 59 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 The Dale, Wolstan Haven, Celbridge, Kildare | 2025-07-31 | 120m² | |
| 19 Priory Grove, St Raphaels Manor, Celbridge, Kildare | 2024-12-19 | 106m² |
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 Rating Impact: A C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by approximately €400-€800 compared to D-rated properties.
Space Efficiency: With 120.0m² and 3 bedrooms/3 bathrooms, the property offers a good space ratio, comparable to the €490,000 median sale price for similar types within 1km, indicating competitive space allocation.
Value Optimization Opportunity: Given the C2 BER, investing in energy efficiency upgrades could yield a return on investment through increased resale value and reduced running costs, differentiating it from lower-rated properties in the area.
Hypothesis: The C2 BER rating, while not poor, represents a missed opportunity for immediate capital appreciation. Properties with similar square footage but an A or B rating within a 1km radius have achieved a price premium of 5-10% in the last 90 days, demonstrating a clear market preference for energy-efficient homes.
Amenities
Commuter Connectivity: Celbridge is served by Dublin Bus routes 25A, 66A, 67, and proximity to Hazelhatch & Celbridge train station (approx. 2km) provides direct links to Dublin city centre.
Local Conveniences: Residents have access to Tesco and Lidl supermarkets, the Celbridge Shopping Centre, and various local cafes and restaurants such as The Market Yard.
Family & Healthcare Access: Proximity to Scoil na Sáile, Celbridge Community School, and a 15-minute drive to Connolly Hospital Blanchardstown ensures good educational and healthcare provisions.
Hypothesis: The ongoing development of public transport infrastructure, such as potential future Luas extensions or improved rail services, could significantly boost property values in Celbridge by reducing commute times to Dublin, making properties like this more attractive to a wider range of buyers.
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.