251 Oakfield Park,, Naas,, Co. Kildare, W91 Y00D
32 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 4 Bed · 2 Bath · 134m² · Semi-D
Market Position
Below Typical Sale Prices
At €380,000, 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.
32 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 €380,000, 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 €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €19 check before a €380,000 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 32 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €380,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
32 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.7% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
32
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 · 32 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Oak Glade Close, Craddockstown, Naas, Kildare | 2025-08-28 | 103m² | |
| 4 Cluain Aoibhinn, Naas, Co Kildare, Kildare | 2025-10-29 | 122m² |
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 D1 Cost to Upgrade: Upgrading the D1 BER rating to a B2 standard for this 134m² property would likely cost between €8,000 to €12,000 and could increase the property's market value by €15,000 to €20,000, presenting a sound investment for energy efficiency.
Details
- Current Energy Costs: With a D1 BER rating, annual energy costs for this 134m² property are estimated to be in the range of €1,800-€2,200, whereas a B-rated property of similar size could see costs between €800-€1,200.
- Space and Configuration: The property offers a generous 134m² of living space with 4 bedrooms and 2 bathrooms, which is a desirable configuration for families and typically commands a premium in most markets.
- Hypothesis: Given the D1 BER rating and the potential cost of upgrades, a strategic investment in insulation, heating systems, and renewable energy could not only improve comfort and reduce annual energy bills by an estimated €1,000-€1,400 but also make the property significantly more attractive and valuable in the long term, potentially closing the gap with its estimated value.
Amenities
Transport Hub Access: Naas is served by multiple Transport Infrastructure Ireland (TII) bus routes, including Dublin Bus routes 123 and 124 connecting to Dublin City Centre, and the M7 motorway offers excellent commuter access to the city.
Details
- Local Services Abound: The area benefits from extensive local amenities, including multiple primary schools such as Scoil na Mainistreach and secondary schools like Naas CBS, alongside numerous retail options including the Naas Shopping Centre and various independent shops.
- Healthcare and Recreation: Residents have convenient access to Naas General Hospital and a range of local clinics and pharmacies, while lifestyle amenities include the expansive Naas Town Park and the KLeisure Centre for fitness.
- Hypothesis: While specific Luas or DART stations are not within immediate walking distance, the strong connectivity via M7 bus routes and the comprehensive local infrastructure in Naas suggest that the area functions as a self-sufficient hub, meaning buyers may prioritize local amenities and commuter road links over proximity to metro-style public transport.
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.