16 Whitethorn Park, Allenwood, Robertstown, Co. Kildare, W91 DWR4
6 homes sold nearby. See what they went for — and what to bid on this one.
€390,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €390,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 10mo recency · Moderate 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 €390,000, 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 €19,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €390,000, 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.
€19,500
That's what overbidding by just 5% on a €390,000 home costs you — before interest.
A €19 check before a €390,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €390,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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 · Moderate
6
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Bond Bridge, Allenwood Middle, Naas, Kildare | 2025-12-19 | 158m² | |
| 27 Bond Bridge, Allenwood, Kildare, Kildare | 2025-05-27 | 156m² |
Transactions within a 3.0km radius and 24-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 Improvement Opportunity: With an unknown BER rating, potential buyers could invest €8,000-€12,000 to upgrade to a B2 rating, potentially increasing property value by €15,000-€20,000.
Details
- Spacious Family Home: At 120.0m² with 4 bedrooms and 3 bathrooms, this semi-detached property is larger than the median for properties within a 100km radius (3 beds, 2 baths), offering good space for a family.
- Value Optimization Potential: Given the 'Unknown' BER rating, a strategic investment in energy efficiency could significantly enhance the property's long-term value and appeal, as 100% of comparable properties within 100km also have unknown BERs.
- Hypothesis: The prevalence of unknown BER ratings across all observed radii (100%) suggests a widespread lack of energy certification, presenting a significant opportunity for early movers to differentiate their properties and command a premium through transparent BER assessments.
Amenities
Limited Local Transport: The immediate area is outside Dublin, and the provided data does not list any specific bus routes, train stations, Luas, or DART stops serving Allenwood, Robertstown.
Details
- Local Retail Scarce: Specific local shops, supermarkets, or shopping centres for Allenwood, Robertstown are not detailed, suggesting reliance on car access for significant retail needs.
- Unspecified Educational and Healthcare: The analysis lacks specific names of schools, colleges, universities, hospitals, or clinics serving this exact location, implying a need for further local research.
- Hypothesis: The 'outside Dublin' designation and lack of specific transport and amenity data suggest that properties in Allenwood, Robertstown likely rely on a car for access to services and employment hubs, creating a distinct market segment valuing rural tranquility over urban convenience.
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.