19 Old Chapel Wood, Caragh, Naas, Co. Kildare, Carragh, Co. Kildare, W91 E2XK
6 homes sold nearby. See what they went for — and what to bid on this one.
€625,000 · 4 Bed · 3 Bath · 192m² · Detached
Market Position
Priced Within Local Sold Range
At €625,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 5.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 6mo 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 €625,000, 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 €31,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €625,000, 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.
€31,250
That's what overbidding by just 5% on a €625,000 home costs you — before interest.
A €19 check before a €625,000 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 €625,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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
6 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 |
|---|---|---|---|
| 34 Old Chapel Wood, Caragh, Naas, Kildare | 2025-11-28 | 177m² | |
| Raheens Caragh, Naas, Caragh, Kildare | 2024-10-09 | 113m² |
Transactions within a 3.0km 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 Advantage: The B2 BER rating offers a tangible advantage, with estimated annual energy costs of €1,400-€1,800 compared to €2,200-€2,800 for equivalent G-rated properties of this size.
Details
- Generous Space: With 192m² and 4 bedrooms, this property offers significant living space, positioning it towards the larger end of detached homes in many comparable suburban Dublin areas, suggesting good value for its size.
- Value Optimization: Upgrading the B2 BER rating to an A-rated standard would likely cost €6,000-€10,000 but could potentially increase the property's value by €10,000-€15,000, representing a worthwhile investment for enhanced market appeal and lower running costs.
- Hypothesis: The premium associated with the B2 BER rating might be understated in this market given the lack of sales data, and further investment in energy efficiency upgrades to an A-rating could unlock a disproportionately higher value increase due to buyer demand for sustainable and low-cost homes.
Amenities
Connectivity Gap: While listed as 'Dublin', Caragh's specific connectivity is not detailed, but typically properties in this Kildare locale rely on bus routes such as Local Link Kildare/South Leinster services which may not offer direct routes to major Dublin hubs.
Details
- Local Education Focus: Nearby educational facilities likely include Caragh National School and secondary options in Naas, such as Naas CBS and St. Mary's College, catering well to families within the immediate vicinity.
- Community Services: Access to amenities would be centered around Caragh village, offering local shops, pharmacies, and community centres, with larger retail and healthcare facilities available in Naas town, approximately 8km away.
- Hypothesis: The property's location, whilst in Co. Kildare, likely taps into the commuter belt demand for 'Dublin' properties; however, the actual reliance on less frequent public transport or longer car commutes to Dublin may create a valuation gap compared to properties with direct Luas or DART access.
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.