109 Willouise, Sallins, Co. Kildare, W91 XYW2
8 homes sold nearby. See what they went for — and what to bid on this one.
€620,000 · 5 Bed · 4 Bath · 148m² · Detached
Market Position
Priced Within Local Sold Range
At €620,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 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 €620,000, 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 €31,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €620,000, 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.
€31,000
That's what overbidding by just 5% on a €620,000 home costs you — before interest.
A €19 check before a €620,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €620,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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
8
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±19%
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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 112 Willouise, Sallins, Co Kildare, Kildare | 2026-01-14 | 153m² | |
| 99 Willlouise, Sherlockstown, Sallins, Kildare | 2025-06-20 | 115m² |
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
Superior Energy Efficiency: The A3 BER rating means this property's annual energy costs are estimated to be between €800-€1,200, a saving of €1,000-€1,400 annually compared to a D-rated property of similar size which would incur costs of €1,800-€2,200.
Details
- Ample Living Space: With 148m² of living space and 5 bedrooms, this property offers generous accommodation that is likely to appeal to larger families, aligning with the 'Large' size category.
- Modern Construction Benefits: The A3 BER rating suggests modern construction techniques and high-performance insulation, potentially reducing long-term maintenance costs associated with older, less efficient properties.
- Hypothesis: While the BER rating is excellent, a deeper analysis of the 'energy_rating_numeric' metric (17.0) could reveal specific areas for micro-optimization; for example, a slight increase in this number might indicate potential for further low-cost upgrades, such as improving ventilation systems, to push towards an even higher BER tier and achieve additional savings of €100-€200 annually.
Amenities
Connectivity to Dublin Core: As the property is designated as 'is_dublin: 1' and located in Co. Kildare, it suggests strong commuter links to Dublin, likely facilitated by national road networks and potentially Irish Rail services from Sallins.
Details
- Sallins Village Offerings: While specific amenities are not detailed in the raw data, Sallins village is known for its canal-side walks, local shops, and restaurants, contributing to a desirable lifestyle for residents.
- Family Living Potential: The presence of 5 bedrooms and 4 bathrooms, coupled with a large property size, indicates suitability for families seeking substantial living space in a well-connected county.
- Hypothesis: Given Sallins' position in Co. Kildare, a detailed analysis of Irish Rail services from Sallins station could reveal commute times to Dublin city centre; if these are under 45 minutes, it significantly enhances the property's appeal as a family home for Dublin-based professionals, potentially justifying a higher premium than its immediate surrounding market data might suggest.
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.