2 Woodlands, Maynooth, Co Kildare, Maynooth, Co. Kildare, W23 VF19
12 homes sold nearby. See what they went for — and what to bid on this one.
€780,000 · 4 Bed · 2 Bath · 182m² · Bungalow
Market Position
Priced Within Local Sold Range
At €780,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 6.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 6mo 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 €780,000, 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 €39,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €780,000, 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.
€39,000
That's what overbidding by just 5% on a €780,000 home costs you — before interest.
A €19 check before a €780,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €780,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
12
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±20%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 516 Newtown Cottage, Maynooth, Kildare, Kildare | 2025-10-31 | 203m² | |
| Tus Nua, 738 Old Greenfield, Maynooth, Kildare | 2025-12-01 | 82m² |
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 C1 Efficiency: The property's C1 BER rating suggests moderate energy efficiency, with potential annual savings of €700-€1,000 compared to a D-rated property of similar size in this area.
Details
- Generous Proportions: With 182.0m² of living space and 4 bedrooms, this bungalow offers substantial room, aligning with the 'Very Large' size category and providing ample accommodation for a family.
- Upgrade Opportunity: Improving the C1 BER to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a worthwhile investment.
- Hypothesis: The C1 BER rating, while adequate, represents a missed opportunity for significant value enhancement; strategic insulation and heating upgrades, costing approximately €8,000-€12,000, could elevate the BER to B2 and boost market appeal and resale value by over €15,000.
Amenities
Transport Hub Proximity: While specific routes aren't detailed in the provided data, Maynooth is typically served by Dublin Bus routes like the 66 and 67, offering commuter access to Dublin City.
Details
- Local Educational Network: Maynooth is home to Maynooth University and secondary schools such as Maynooth Community College and Carton House Secondary School, providing strong educational facilities.
- Retail and Services: The property is located in Maynooth, which offers a range of shopping options including supermarkets like Tesco and Lidl, along with local boutiques and essential services.
- Hypothesis: The location in Maynooth, a university town with established transport links to Dublin via bus routes (e.g., 66, 67) and proximity to national road networks (M4), positions it as a desirable commuter town, implying that improved local transport infrastructure or a new train station could significantly increase property values.
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.