29 Beatty Park, Celbridge, Co. Kildare, W23 FX30
48 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 3 Bed · 2 Bath · 90m² · Semi-D
Market Position
Priced Within Local Sold Range
At €445,000, this home is priced within the typical range of 48 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
48 closed sales nearby · 10mo 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 €445,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 48 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
48 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.2% 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
48
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±11%
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 · 48 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Beatty Park, Celbridge, Co Kildare, Kildare | 2025-06-23 | 91.5m² | |
| 139 Beatty Park, Celbridge, Co Kildare, Kildare | 2025-05-23 | 88m² |
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 Efficiency Value: The B3 BER rating suggests moderate energy efficiency, offering some savings compared to lower-rated properties but with clear potential for improvement.
Value-Add Potential: Improving the BER from B3 to B1 could cost approximately €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000, representing a sound investment.
Space Efficiency: At 90m², this 3-bedroom, 2-bathroom semi-detached home offers a comfortable living space, aligning well with typical family needs in the area.
Hypothesis: Given the B3 BER rating and the presence of 2 bathrooms in a 90m² semi-detached property, the market may be undervaluing the cost-saving benefits of the existing BER against the potential for further energy upgrades, suggesting that properties with a B3 rating are currently priced about 5% below their true potential value compared to similar homes within a 1km radius.
Amenities
Transport Links: This property is well-served by Dublin Bus routes 25, 66, and 67, providing direct access to Dublin city centre and surrounding areas.
Local Conveniences: Proximity to Celbridge town centre offers access to SuperValu, Aldi, and various local shops, cafes, and restaurants.
Family Amenities: Nearby educational facilities include Scoil na Mainistreach and St. Wolstan's Community School, alongside several childcare options.
Hypothesis: The strong connectivity provided by Dublin Bus routes 25, 66, and 67, coupled with the proximity to Celbridge town centre amenities and good schools, creates a strong lifestyle appeal that could add up to a 7% premium to properties in Beatty Park compared to similar homes located further from these essential services within a 3km radius.
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.