2 The Walk, Sallins Park, Sallins, Co. Kildare, W91 Y6F7
23 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 3 Bed · 3 Bath · 104m² · Semi-D
Market Position
Priced Within Local Sold Range
At €420,000, this home is priced within the typical range of 23 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
23 closed sales nearby · 10mo 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 €420,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €420,000, 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.
€21,000
That's what overbidding by just 5% on a €420,000 home costs you — before interest.
A €19 check before a €420,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 4% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
23
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±11%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 The Walk, Sallins Park, Sallins Naas, Kildare | 2025-07-14 | 118m² | |
| 9 The Way, Sallins Park, Sallins, Kildare | 2024-12-09 | 94m² |
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
BER Rating Investment: Upgrading the C3 BER rating could cost €6,000-€9,000 to achieve a B2, potentially increasing the property's value by €10,000-€15,000 and reducing annual energy costs by an estimated €700-€1,000 compared to a D-rated property.
Space Efficiency: With 104m² of living space and 3 bedrooms and 3 bathrooms, this semi-detached home offers a good balance of accommodation for its size, aligning well with typical family needs.
Value Optimization Potential: Given the €45,937 discount to the estimated value, there is an opportunity to invest in minor cosmetic upgrades to further enhance its appeal and achieve the estimated valuation.
Hypothesis: The C3 BER rating, while not poor, represents a missed opportunity for significant energy cost savings; focused investment in insulation and heating system upgrades, costing €6,000-€9,000, could position this property to capture a price premium of 3-5% over similar C3 rated homes in a market increasingly focused on energy efficiency.
Amenities
Transport Connectivity: While specific routes are not listed, Sallins Park is generally well-connected to Dublin via the M7 motorway, and Sallins train station offers frequent direct services to Dublin Heuston, providing excellent commuter options.
Local Lifestyle: Residents have access to the amenities within Sallins village, including local shops, cafes like The Black Forge Inn, and parks such as Sallins Park itself, offering a balanced lifestyle.
Educational Access: The area is served by local primary schools like Scoil na Roise and secondary schools within easy reach in Naas, providing convenient educational facilities for families.
Hypothesis: The proximity to Sallins train station, a key piece of infrastructure not explicitly detailed but known to serve the area, is a significant unstated value driver that elevates the commuter appeal beyond typical bus route availability, suggesting a property value uplift of 5-8% compared to similar locations lacking direct rail links to the city center.
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.