2052 Tullyville, Maddenstown, The Curragh, Co. Kildare, R56 H273
15 homes sold nearby. See what they went for — and what to bid on this one.
€210,000 · 3 Bed · 1 Bath · 77m² · Terrace
Market Position
Below Typical Sale Prices
At €210,000, 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 · 14mo 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 €210,000, 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 €10,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €210,000, 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.
€10,500
That's what overbidding by just 5% on a €210,000 home costs you — before interest.
A €19 check before a €210,000 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 · 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 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
Statistical Confidence · High
15
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±10%
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 |
|---|---|---|---|
| 2053 Tullyville, Maddenstown, Curragh, Kildare | 2025-03-31 | 80m² | |
| 8 Maddenstown Terrace, The Curragh, Kildare, Kildare | 2025-06-18 | 55m² |
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
BER Improvement Opportunity: Upgrading the D BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000 based on typical market uplifts.
Size Efficiency: At 77m² with 3 bedrooms, the property offers a reasonable density of 25.67m² per bedroom, which is efficient for its type.
Value Optimization Through BER: An estimated €1,800-€2,200 in annual energy costs for a D-rated property of this size could be reduced to €800-€1,200 with a B-rated BER, offering annual savings of €1,000-€1,400.
Hypothesis: Given the D BER rating, the immediate focus for any buyer should be on insulation and heating upgrades; a €10,000 investment could yield a significant uplift in value and a projected €1,200 annual saving, making it a strong candidate for value enhancement.
Amenities
Transport Connectivity: While specific routes for this precise rural-feeling address aren't detailed, Co. Kildare generally benefits from Bus Éireann routes connecting to larger towns and Dublin, with nearby train stations like Kildare Town offering commuter services.
Local Services Gap: Based on the provided data being outside Dublin, core amenities like specific supermarkets, restaurants, or detailed healthcare facilities are not specified, suggesting reliance on nearby larger towns for comprehensive services.
Rural Lifestyle Focus: The Curragh location implies proximity to equestrian activities and extensive green spaces, offering a distinct lifestyle amenity for residents, though potentially at the cost of immediate urban convenience.
Hypothesis: The property's location, while offering a peaceful rural setting, is likely heavily reliant on private transport for accessing essential services, which could impact its appeal to buyers prioritizing walkability or public transport links to Dublin, suggesting a potential value ceiling unless commuting infrastructure significantly improves.
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.