119 Coney Meadows, Coneyboro, Athy, Co, Kildare, R14 XK02
12 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 2 Bed · 2 Bath · 77m² · Terrace
Market Position
Priced Within Local Sold Range
At €220,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 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 €220,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 sits marginally above 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
12
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±16%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 69 Coney Meadows, Coneyboro, Athy, Kildare | 2025-06-05 | 80m² | |
| 46 Coney Meadows, Coneyboro, Athy, Kildare | 2025-03-20 | 70m² |
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
BER Rating Advantage: The B3 BER rating indicates moderate energy efficiency; upgrading to a B2 could cost approximately €3,000-€5,000 and potentially increase the property's value by €5,000-€7,000, while lowering annual energy bills by an estimated €100-€150 compared to its current rating.
Size Efficiency: With 77.0m² and 2 bedrooms, this property offers a reasonable configuration for its size, fitting the median of 2 beds in the immediate 5km radius, suggesting it is well-proportioned for typical local demand.
Value Optimization Potential: While not needing urgent significant upgrades due to its B3 rating, investing €5,000-€8,000 in modernizing kitchen and bathroom fixtures could align it with newer builds and potentially achieve an additional 2-3% uplift in sale price.
Hypothesis: The current B3 BER, while good, is outperformed by the growing number of A-rated homes within 20km; by investing in enhanced insulation and solar panels, a cost of €10,000-€15,000 could elevate this property to an A-rating, attracting a price premium of 8-10% and recouping the investment within 5-7 years based on projected energy savings.
Amenities
Connectivity Hub: Athy is served by Bus Eireann routes 148 and 831 connecting to larger towns and Dublin, with the Athy train station offering direct services to Dublin Heuston.
Local Services: Within Athy town, residents have access to Lidl and Aldi supermarkets, Athy Community Hospital, and a range of local shops and pharmacies.
Family & Lifestyle: Proximity to St. Michael's Special School, Athy Vocational School, and the Clanard Court Hotel offers a mix of educational and leisure options, alongside the local GAA grounds and River Barrow for recreation.
Hypothesis: The direct train link from Athy to Dublin Heuston, offering a commute of approximately 1 hour, positions this property favorably for buyers seeking semi-rural living with reasonable access to the capital, suggesting that properties within a 1km walk of the train station will consistently achieve a 5-10% premium over those further afield.
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.