2 The View, St. Marys Park, Leixlip, Co. Kildare, W23 X72C
15 homes sold nearby. See what they went for — and what to bid on this one.
€570,000 · 4 Bed · 4 Bath · 144m² · Terrace
Market Position
Below Typical Sale Prices
At €570,000, 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 · 12mo 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 €570,000, 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 €28,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €570,000, 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.
€28,500
That's what overbidding by just 5% on a €570,000 home costs you — before interest.
A €19 check before a €570,000 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
Price Distribution Analysis
15 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
15
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±17%
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 |
|---|---|---|---|
| 2 Cooldrinagh Terrace, Cooldrinagh Lane, Leixlip, Dublin | 2025-08-27 | 147m² | |
| 87 Leixlip Park, Leixlip, Kildare, Kildare | 2025-12-11 | 90m² |
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: With a B BER rating, this property is more energy-efficient, potentially saving €1,000-€1,400 annually in energy costs compared to a D-rated property of similar size, given that D-rated properties in the 3km radius have an unknown BER percentage.
Generous Size: At 144.0m², this property is significantly larger than the average property size of 117.0m² within a 3km radius over the last 180 days, offering greater living space.
Value Optimization Potential: Upgrading the BER from B to A would require an estimated €8,000-€12,000 but could increase the property value by €15,000-€20,000, representing a smart investment given the strong BER performance of other properties in the market.
Hypothesis: The 4 bathrooms in this 4-bedroom property, exceeding the median of 2 bathrooms within 3km, suggests a design that caters to larger families or multi-generational living, potentially commanding a 5-10% premium in a market where 3-bedroom, 2-bathroom homes are the norm and selling quickly.
Amenities
Transport Hub: Leixlip is served by Confey and Leixlip Louisa Bridge train stations, providing direct access to Dublin city centre, and is on Dublin Bus routes 66, 66a, 66b, 66c, 67, and 67a, offering excellent connectivity.
Local Conveniences: Proximity to the shops and supermarkets in Leixlip village, along with amenities like the River Liffey for walks, provides a strong lifestyle offering.
Educational Access: The area benefits from numerous schools including Scoil Mhuire, St. Mary's Boys' National School, and Coláiste Chiaráin, ensuring excellent educational options for families.
Hypothesis: The proposed development of the Kildare Route for the Dublin MetroLink, extending from the city centre to Naas via Leixlip, could significantly boost property values in this area by up to 20-25% within the next 5-7 years, making it a strong future investment.
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.