13 The Grove, Sallins Park, Sallins, Co. Kildare, W91 K6K6
26 homes sold nearby. See what they went for — and what to bid on this one.
€397,500 · 3 Bed · 2 Bath · 95m² · Semi-D
Market Position
Below Typical Sale Prices
At €397,500, 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.
26 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 €397,500, 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 €19,875 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €397,500, 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.
€19,875
That's what overbidding by just 5% on a €397,500 home costs you — before interest.
A €19 check before a €397,500 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €397,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
26 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 1.7% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
26
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±7%
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 The Grove, Sallins Park, Sallins, Kildare | 2025-09-29 | 95m² | |
| 1 The Crescent, Sallins Park, Sallins, Kildare | 2024-11-22 | 123m² |
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
Energy Efficiency Advantage: With a C1 BER rating, this property offers significant energy savings, with estimated annual energy costs around €1,200-€1,600 compared to €2,000-€2,500 for a typical D-rated property of similar size, potentially saving €800-€900 annually.
Details
- Optimal Layout: At 95m², this 3-bedroom, 2-bathroom semi-D provides efficient and practical living space, aligning well with the median 3 to 4-bedroom sizes of properties recently sold within the 5km radius.
- Value Enhancement Potential: While already a solid C1 BER, targeted upgrades like adding solar PV or enhancing insulation could further improve energy efficiency, potentially adding an estimated €5,000-€10,000 to the property's market value.
- Hypothesis: A strong BER rating like C1 not only reduces ongoing living costs but also acts as a powerful differentiator in the modern Irish property market, making this home a more attractive and liquid asset for future resale.
Amenities
Excellent Commuter Connectivity: The property benefits from its proximity to Sallins & Naas Train Station, providing direct and frequent Iarnród Éireann commuter rail services to Dublin Heuston, ideal for city-bound professionals.
Details
- Family-Friendly Facilities: Sallins offers strong educational support with Scoil Bhríde (Sallins National School) nearby for primary education, complemented by numerous reputable secondary school options in adjacent Naas.
- Comprehensive Local Services: Residents enjoy convenient access to essential amenities including SuperValu Sallins for groceries, local pharmacies, and vibrant lifestyle options like the scenic Grand Canal Greenway for recreation and popular Lock 13 Brewpub for dining.
- Hypothesis: The combination of Sallins' direct rail link to Dublin, its well-regarded local schools, and the charming canal-side lifestyle fosters a desirable community environment, driving sustained demand and premium property values in the area.
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.