2 Tinnycross Park, Ballymore Eustace, Co. Kildare, W91 X9NR
6 homes sold nearby. See what they went for — and what to bid on this one.
€655,000 · 4 Bed · 4 Bath · 168m² · Detached
Market Position
Below Typical Sale Prices
At €655,000, 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.
6 closed sales nearby · 8mo 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 €655,000, 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 €32,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €655,000, 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.
€32,750
That's what overbidding by just 5% on a €655,000 home costs you — before interest.
A €19 check before a €655,000 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 €655,000 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 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 · Moderate
6
Transactions Analysed
Within 3.0km
8 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 |
|---|---|---|---|
| Culmor, Main Street, Ballymore, Kildare | 2025-11-24 | 185m² | |
| 77 River Walk, Ballymore Eustace, Kildare, Kildare | 2024-07-17 | 179m² |
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
Energy Efficiency Excellence: With an A2 BER rating, this property boasts top-tier energy performance, leading to annual energy cost savings of €1,000-€1,400 compared to a typical D-rated property of similar size, where costs range from €1,800-€2,200 annually, versus €800-€1,200 for A2-rated homes.
Details
- Spacious Living: At 168 square meters, this "Very Large" detached home offers substantial living space, exceeding typical property sizes and providing ample room for comfortable family living.
- Abundant Facilities: The property's four bedrooms and four bathrooms provide exceptional amenity and convenience, a rare feature that significantly enhances its value and desirability for larger households.
- Hypothesis: The exceptional A2 BER rating positions this property as a benchmark for modern, sustainable living in the area, likely commanding a premium and setting a higher standard for future developments.
Amenities
Transport Access: The property benefits from TFI Local Link bus services, including route 126 providing connections towards Naas and Dublin city, with the village centre and bus stop accessible within a short walk (approx. 500m to Main Street).
Details
- Local Convenience: Located centrally in Ballymore Eustace, residents have immediate access to essential services like Ballymore Eustace Pharmacy, Centra supermarket, and local eateries such as The Ballymore Inn, all within a 1km radius.
- Family-Friendly Focus: Excellent educational facilities such as Ballymore Eustace Primary School are within walking distance (approx. 800m), complemented by local childcare options like Ballymore Eustace Childcare Centre, enhancing family appeal.
- Hypothesis: The strong local community infrastructure and rural setting of Ballymore Eustace, combined with improving regional bus connectivity, will increasingly attract buyers seeking a balanced lifestyle outside of major urban centres, driving demand for well-located family homes.
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.