13 Oakglynn, Blessington Road, Naas, Co. Kildare, W91 C9WA
16 homes sold nearby. See what they went for — and what to bid on this one.
€675,000 · 3 Bed · 3 Bath · 180m² · Detached
Market Position
Priced Within Local Sold Range
At €675,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
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 €675,000, 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 €33,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €675,000, 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.
€33,750
That's what overbidding by just 5% on a €675,000 home costs you — before interest.
A €19 check before a €675,000 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
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 sits marginally below 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
16
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±19%
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 |
|---|---|---|---|
| 10 Oakglynn, Blessington Rd, Naas, Kildare | 2025-10-20 | — | |
| 10 Alderwood Park, Blessington Road, Naas, Kildare | 2025-01-31 | 137m² |
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 C2 Cost Savings: With a C2 BER rating, annual energy costs are estimated at €1,400-€1,800, compared to €2,000-€2,600 for D-rated properties of this size, offering savings of €600-€800 annually.
Upgrade Potential: Upgrading from a C2 BER to a B2 rating could cost €6,000-€10,000 and potentially increase property value by €10,000-€15,000.
Generous Space: At 180m², this detached property offers substantial living space, significantly exceeding the typical size of properties sold within the 1km radius (median €440,264.5 per sqm suggests smaller units or less premium locations are more common).
Hypothesis: The C2 BER rating, while adequate, represents a missed opportunity for maximizing property value and reducing long-term running costs, as the premium for A/B rated homes in similar locations is often disproportionately higher than upgrade costs.
Amenities
Connectivity with Naas Town: While not directly in Dublin city, the Blessington Road location in Naas offers connectivity via Dublin Bus routes 120 and 126 to Dublin City Centre.
Local School Access: Proximity to educational facilities such as St. Mary's College (Gaelcholáiste Chiaráin) and Caragh National School caters to family needs.
Retail and Healthcare Hub: Naas town centre provides a range of amenities including multiple supermarkets like Tesco and Aldi, Naas General Hospital, and various local pharmacies.
Hypothesis: The property's location, while offering good local amenities in Naas, benefits from its inclusion in the broader Dublin commuter zone, but the lack of direct Luas or DART access within a 1km radius will likely continue to differentiate its commuter appeal from properties closer to Dublin's core public transport network.
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.