11 Straffan Manor, New Road, Straffan, Co. Kildare, W23 HK72
8 homes sold nearby. See what they went for — and what to bid on this one.
€1,150,000 · 5 Bed · 5 Bath · 250m² · Detached
Market Position
Priced Within Local Sold Range
At €1,150,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 9mo recency · Low 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 €1,150,000, 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 €57,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,150,000, 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.
€57,500
That's what overbidding by just 5% on a €1,150,000 home costs you — before interest.
A €19 check before a €1,150,000 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 · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,150,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price sits marginally below the median transaction level.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Low
8
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 |
|---|---|---|---|
| 5 Straffan Manor, New Road, Straffan, Kildare | 2025-03-14 | — | |
| 9 The Beeches, Straffan, Kildare, Kildare | 2025-06-30 | 167m² |
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
Exceptional Energy Efficiency: The A3 BER rating suggests annual energy costs are approximately €800-€1,200, significantly lower than the €1,800-€2,200 for comparable D-rated homes of similar size in the area.
Details
- Generous Proportions: With a size of 250m², this property offers substantial living space, positioning it within the '2X Very Large' category and likely appealing to larger families or those seeking ample room.
- High-Spec Configuration: The inclusion of 5 bedrooms and 5 bathrooms ensures excellent amenity provision for a family or for hosting guests, a highly desirable feature in the property market.
- Hypothesis: The high BER rating combined with substantial size and configuration creates a premium product; however, its value uplift potential from further energy upgrades is limited given its already excellent A3 rating, suggesting focus should be on interior quality and landscaping.
Amenities
Limited Public Transport: Straffan Manor is situated in an area with sparse public transport connectivity, with no specific Dublin Bus routes, Luas, or DART stations mentioned as serving the immediate vicinity.
Details
- Distance to Urban Centres: Accessing major educational facilities like universities in Dublin will require significant travel time due to the rural location and lack of direct public transport links.
- Reliance on Private Transport: The property's location necessitates reliance on private vehicles for most amenities, including shopping centres like Liffey Valley (approx. 15km drive) and healthcare.
- Hypothesis: The strong demand for properties in Straffan Manor is likely driven by a desire for rural tranquility and space, actively prioritizing privacy and a slower pace of life over the immediate availability of extensive public transport and urban amenities.
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.