12 Glen Easton Lodge, Leixlip, Co. Kildare, Leixlip, Co. Kildare, W23 Y0F5
16 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 1 Bath · 65m² · Apartment
Market Position
Below Typical Sale Prices
At €275,000, 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.
16 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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 size-adjusted median, 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
16
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±9%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 Glen Easton Lodge, Leixlip, Kildare, Kildare | 2025-04-11 | 80m² | |
| 35 Beech Park, Easton Rd, Leixlip, Kildare | 2025-07-17 | 72m² |
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 Uncertainty: The BER rating is pending and currently unknown, meaning potential buyers cannot assess energy efficiency or future running costs without further information.
Details
- Size Comparison: At 65m², this apartment is significantly smaller than the average property size of 117m² sold within a 5km radius over 180 days, potentially impacting its appeal to a wider buyer pool.
- Configuration Mismatch: The property has 2 bedrooms and 1 bathroom, which is below the median of 3 bedrooms and 2 bathrooms recorded in sales within a 5km radius over the last 180 days, indicating a less desirable configuration for the current market.
- Hypothesis: The pending BER rating, smaller size, and lower bedroom/bathroom count compared to the median in the 5km radius suggest that this apartment may require significant upgrades or a substantial price adjustment to compete with the majority of properties transacting in the area.
Amenities
Connectivity to City: Leixlip is served by Dublin Bus routes 25A, 66, and 67 providing direct access to Dublin City Centre, and is also in proximity to the Louisa Bridge Train Station for further commuter options.
Details
- Local Schools: The area is well-served by educational facilities including Scoil Mhuire Junior School and Scoil Mhuire Senior School, as well as Confey Community College for secondary education.
- Retail & Leisure: Nearby amenities include the shops and services in Leixlip town centre, with larger retail parks accessible via short drives, and the expansive green space of Castletown House and grounds offering leisure opportunities.
- Hypothesis: The strong public transport links and proximity to key educational institutions and Castletown House suggest that while the immediate micro-location may lack recent sales, its position within the well-established Leixlip community offers good long-term appeal for families and 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 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.