11 Cyprian Avenue, Athy, Co. Kildare, R14 AP94
18 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 3 Bed · 1 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €265,000, 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.
18 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 €265,000, 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 €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±12%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Cyprian Ave, The Hollands, Athy, Kildare | 2025-11-07 | — | |
| 23 Rheban, Manor Avenue, Athy, Kildare | 2025-12-03 | 129m² |
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 B Advantage: The B BER rating offers an advantage, likely resulting in annual energy costs of €1,200-€1,600, compared to €2,000-€2,600 for similar-sized D-rated properties in the area.
Spacious Living: With 120m² of floor space and 3 bedrooms, this property is well-sized for its type, aligning with the median 3-bed configuration prevalent in the local market, and offering good space efficiency.
Value Optimization Opportunity: While the BER is good, a minor upgrade from a B to an A rating could cost €5,000-€8,000 and potentially increase property value by €10,000-€15,000, offering a smart investment for enhanced market appeal.
Hypothesis: Given the €234,150 estimated value and the €265,000 asking price, the B BER rating is likely a key factor supporting the higher valuation; however, its premium over the 1-bathroom configuration (median 2 baths within 100km) might be a deterrent for some buyers.
Amenities
Transport Connectivity: Athy is served by multiple Local Link bus services, offering regional connectivity, and the nearby Athy train station provides direct services to Dublin Heuston, facilitating commuter access.
Local Amenities: Residents have access to primary schools like Scoil Phádraig Naofa and secondary options such as Athy Vocational School, alongside retail options including Tesco and Aldi supermarkets.
Walkability & Green Space: The property is situated within walking distance to Athy town centre, offering local shops and services, and is a short drive from the Curragh Racecourse and local parks like Generator Hall Park.
Hypothesis: The ongoing development and proposed upgrades to public transport links serving Athy, including potential improvements to rail services and bus networks, are likely to further enhance its appeal as a commuter town, driving increased demand and potentially higher property values in the medium term.
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.