20 Bray Upper, Athy, Co. Kildare, R14 HV25
17 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 4 Bed · 2 Bath · 141m² · Detached
Market Position
At the Upper End of Local Sales
At €420,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
17 closed sales nearby · 11mo 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.
Instant access · No subscription · Refund if not useful
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.
€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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €420,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 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 above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
17
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±7%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Glencara, Castledermot Rd, Athy, Kildare | 2025-01-31 | — | |
| 12 Shanrath Rise, Athy, Kildare, Kildare | 2025-03-06 | 133m² |
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 Upgrade Opportunity: Upgrading the D1 BER rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and improving its marketability.
Details
- Generous Size for Area: With 141.0m² of living space, this detached property offers a substantial size, likely placing it in the top 25% of properties sold within a 10km radius, which typically has a median of 3 bedrooms.
- Standard Configuration: The property's 4 bedrooms and 2 bathrooms align with the median market configuration of 3 bedrooms and 2 bathrooms within 100km, indicating a well-balanced layout for families.
- Hypothesis: Given the D1 BER rating and the potential for value enhancement through energy efficiency upgrades, a strategic investment in insulation, heating systems, and window replacements could unlock significant capital growth and reduce ongoing energy costs, making it a more attractive proposition in a market increasingly sensitive to running expenses.
Amenities
Limited Direct Connectivity: While Athy is served by the Kildare train line, this property's specific location means access to Dublin requires Bus Eireann routes (e.g., 124) and potential changes at larger transport hubs, impacting commuter convenience.
Details
- Local Education Access: Residents are likely served by Scoil Phádraig Naofa (Primary) and Athy Vocational School (Secondary), providing local educational options for families.
- Local Retail and Services: Athy town centre offers a range of retail options including Lidl and Tesco supermarkets, along with local pharmacies and healthcare clinics, catering to daily needs within a short drive.
- Hypothesis: The relative remoteness of this property from major public transport arteries and key employment centres in Dublin suggests that its value proposition is primarily tied to local Athy amenities and the quality of life offered by its semi-rural setting, rather than strong commuter appeal, which could limit its upside in a market heavily influenced by Dublin's economic pull.
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.