11 Blackrath Vale, Athgarvan, Newbridge, Co. Kildare, W12 WF51
32 homes sold nearby. See what they went for — and what to bid on this one.
€470,000 · 3 Bed · 1 Bath · 125m² · Semi-D
Market Position
Priced Within Local Sold Range
At €470,000, this home is priced within the typical range of 32 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.
32 closed sales nearby · 11mo 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 €470,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €470,000, 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.
€23,500
That's what overbidding by just 5% on a €470,000 home costs you — before interest.
A €19 check before a €470,000 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 32 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
32 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price aligns with the median of comparable sales. 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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.7% 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
32
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±10%
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 · 32 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 The Crescent, Currgah Grange, Newbridge, Kildare | 2025-07-24 | 98m² | |
| 43 The Crescent, Curragh Grange, Newbridge, Kildare | 2025-07-21 | 96m² |
Transactions within a 3.0km 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
Excellent Energy Efficiency: With an A2 BER rating, this property is estimated to have annual energy costs between €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size.
Spacious Living: At 125.0m², this property offers a generous living space compared to the average, providing good room proportions for a 3-bedroom semi-detached home.
Optimised Value: The A2 BER rating significantly enhances long-term value and appeal, minimising future energy upgrade costs for potential buyers and offering immediate savings.
Hypothesis: Investing in further minor upgrades, such as smart home technology or enhanced insulation in specific areas, could potentially push this A2 BER property into the top-tier A1 rating, commanding an additional 2-3% premium on its already strong market position.
Amenities
Transport Links: While specific bus routes and train stations serving Athgarvan are not detailed in the provided data, its location outside Dublin implies reliance on local bus services and potentially a train station in nearby Newbridge for commuting.
Local Services: The proximity to Newbridge offers access to a range of amenities including The Courtyard Shopping Centre, various supermarkets like Dunnes Stores and Tesco, and a selection of restaurants and cafes.
Family Amenities: The area likely benefits from local primary schools and potentially secondary schools in Newbridge, alongside childcare facilities that would serve families seeking this type of home.
Hypothesis: Given the 'Outside Dublin' classification and the typical infrastructure in Kildare towns, it's probable that this property is within a 10-15 minute drive of Newbridge train station, offering a realistic commute to Dublin via the Arrow rail service, enhancing its appeal to Dublin-based commuters.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.