26 The Cloisters, Clane, Co. Kildare, W91 T9E2
16 homes sold nearby. See what they went for — and what to bid on this one.
€440,000 · 4 Bed · 3 Bath · 126m² · Semi-D
Market Position
Below Typical Sale Prices
At €440,000, 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.
16 closed sales nearby · 12mo 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 €440,000, 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 €22,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €440,000, 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.
€22,000
That's what overbidding by just 5% on a €440,000 home costs you — before interest.
A €19 check before a €440,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.6% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±13%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Capdoo Park, Clane, Kildare, Kildare | 2025-04-27 | 131.9m² | |
| 19 Alexandra Walk, Abbeylands, Clane, Kildare | 2025-05-12 | 153m² |
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 Rating Impact: With a 'C' BER rating, annual energy costs are estimated to be €1,500-€2,000, compared to approximately €800-€1,200 for a B2-rated property of similar size, indicating potential for savings through upgrades.
Upgrade Investment: Upgrading from a 'C' BER to a 'B2' rating would likely cost between €7,000-€10,000 but could potentially increase the property's value by €12,000-€18,000, presenting a solid return on investment.
Space Efficiency: Measuring 126.0m² with 4 bedrooms and 3 bathrooms, this property offers a good balance of living space and functionality, aligning well with family needs typically seen in this region.
Hypothesis: The C BER rating, while not poor, represents a tangible opportunity for value enhancement; properties with a demonstrably improved BER rating in this locale have historically commanded a price premium of up to 7% over comparable homes with lower ratings, suggesting a strategic investment for future resale.
Amenities
Transport Connectivity: Clane is served by Bus Éireann routes 120 to Dublin City Centre and 138 to Naas, offering direct links for commuters, and is approximately a 15-minute drive to Sallins train station for direct services to Dublin.
Educational Facilities: The area is well-catered for with primary schools such as Scoil Mhuire Clane and secondary schools like Clane College, providing convenient access to education for families.
Healthcare Access: Residents have access to local medical centers in Clane, with Naas General Hospital located approximately 15 minutes away, offering comprehensive healthcare services.
Hypothesis: The burgeoning infrastructure development in the wider Kildare region, including planned upgrades to public transport and potential for new commercial centers, suggests that Clane's strategic location, offering a balance of semi-rural living with commuter access, is poised for continued growth in property values driven by enhanced amenities and connectivity over the next 3-5 years.
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.