18 Sli na Riogh, Kilcullen Road, Naas, Co. Kildare, W91 WR60
15 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 2 Bath · 118m² · Duplex
Market Position
Below Typical Sale Prices
At €350,000, 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.
15 closed sales nearby · 19mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
15
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±13%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 The Gate, Elsmore, Jigginstown, Kildare | 2024-02-01 | 123m² | |
| Apt 23 The Gate, Elsmore, Jigginstown, Kildare | 2023-07-10 | 128m² |
Transactions within a 5.0km radius and 36-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: Boasting a strong B3 BER rating, this property offers significantly reduced annual energy costs, estimated to be €800-€1,200, representing a saving of €1,000-€1,400 annually compared to a typical D-rated property of similar size.
Details
- Generous Family Space: At 118m² with 4 bedrooms, this duplex offers substantial living space, aligning with or exceeding the median 3-bedroom configurations found in the wider 10km radius.
- Layout Optimization Opportunity: While well-sized, the property's 2 bathrooms are slightly below the 3-bathroom median in the 5km radius, presenting an opportunity for a value-adding upgrade to meet local buyer preferences.
- Hypothesis: Duplex Appeal: The combination of a strong BER and spacious layout positions this duplex as an attractive, low-maintenance alternative to traditional detached homes, appealing to a broad segment of family buyers in a competitive market.
Amenities
Commuter Connectivity: The property benefits from excellent road links to the M7 motorway for direct access to Dublin, complemented by regular Bus Éireann services, including Route 126 to Dublin City Centre, and convenient access to Sallins & Naas Train Station for rail commuters.
Details
- Comprehensive Local Services: Residents have access to reputable educational facilities such as Naas Community National School and St. Mary's College, healthcare at Naas General Hospital, and extensive shopping options including Monread Shopping Centre (Tesco) and local boutiques on Naas Main Street.
- Active Lifestyle & Family Focus: The area provides a high quality of life with amenities like Monread Leisure Centre, Naas Racecourse, Naas Town Park for green space, and various childcare facilities such as Bright Beginnings Montessori & Creche, supporting family living.
- Hypothesis: Continued Urbanization: Naas's ongoing expansion and strategic investment in infrastructure and services will further enhance its appeal as a self-sufficient commuter town, driving demand and long-term property value growth independent of Dublin's immediate pressures.
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.