21 Kings Court, Naas, Co. Kildare, W91 HK2A
19 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 4 Bed · 3 Bath · 150m² · Detached
Market Position
Priced Within Local Sold Range
At €645,000, this home is priced within the typical range of 19 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.
19 closed sales nearby · 9mo 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 €645,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
19
Transactions Analysed
Within 1.5km
9 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Kings Court, Dublin Rd, Naas, Kildare | 2025-09-29 | 145m² | |
| 19 Greenaun, Dublin Rd, Naas, Kildare | 2025-04-16 | 135m² |
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 Advantage: With a B BER rating, this property offers significant energy cost savings, estimated at €1,000-€1,400 annually compared to a D-rated property of similar size, contributing to lower running expenses.
Space Efficiency: At 150m² with 4 bedrooms and 3 bathrooms, the property offers a good space-to-bedroom ratio, indicating comfortable living quarters for a family.
Value Optimization Potential: While a B BER is good, upgrading to an A rating could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000, representing a smart investment.
Hypothesis: Given the B BER rating, this property is well-positioned for energy-conscious buyers; however, the local market's typical BER ratings (implied by the 1km radius median sale price for same broad type being €525,000 vs the subject property's €645,000 asking price) may indicate that properties with higher BER ratings are commanding a premium, justifying the investment in further efficiency upgrades.
Amenities
Transport Connectivity: While classified under Dublin for data, Naas, Co. Kildare, is served by multiple Dublin Bus routes including the 120, 120X, 124, and 126 which connect directly to Dublin city and surrounding areas.
Educational Hub: The vicinity offers a range of educational facilities including St. Mary's Boys' National School and Caragh National School, as well as secondary options like Naas CBS and St. Mary's College.
Local Conveniences: Residents have access to a variety of shopping and retail options at Naas Town Centre, with supermarkets such as Tesco and Lidl, alongside local pharmacies and health clinics.
Hypothesis: The proximity to Naas town centre, which provides extensive retail, educational, and healthcare amenities, coupled with direct bus routes to Dublin, suggests that properties in this area offer a strong 'commuter belt' value proposition, attracting buyers seeking a balance between suburban living and city access, thereby supporting higher property values than typically seen in more remote rural locations.
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.