29 Oak Glade, Blessington Road, Naas, Co. Kildare, W91 CHH2
21 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 3 Bed · 3 Bath · 118m² · Semi-D
Market Position
Priced Above Local Sales
At €485,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
21 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 €485,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 decreased 6.1% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
21
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 The Close, Stonehaven, Naas, Kildare | 2025-08-29 | 166m² | |
| 114 Stoneleigh, Craddockstown, Naas, Kildare | 2025-05-02 | 130m² |
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: With a C BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000, offering a good return on investment.
Cost-Effective Upgrade: While the C BER is acceptable, investing in insulation and heating upgrades for an estimated €8,000-€12,000 could yield an estimated €15,000-€20,000 increase in property value.
Space Utilisation: The 118m² size of this 3-bedroom, 3-bathroom semi-detached property aligns well with the market demand for family homes in the area.
Hypothesis: Given the C BER rating, a strategic investment of €8,000-€12,000 in energy efficiency upgrades (e.g., improving insulation, upgrading heating systems) could not only enhance the property's appeal and marketability but also potentially push its value towards the upper end of the €532,500 median for similar properties, a significant uplift from its current asking price.
Amenities
Transport Links: While not directly served by Luas or DART, the Blessington Road location implies access to Dublin Bus routes like the 65, which provides connectivity to Dublin city centre.
Local Conveniences: Proximity to Naas town centre offers access to numerous amenities including supermarkets like Tesco and Lidl, various restaurants, and healthcare facilities such as Naas General Hospital.
Educational Access: The area is well-served by educational institutions, including primary schools like Holy Child National School and secondary schools such as Naas CBS and St. Mary's College, all within a reasonable commuting distance.
Hypothesis: The Blessington Road location, while not on a Luas line, offers a strong value proposition due to its emerging connectivity via enhanced bus services to Dublin and its strategic position within 5km of the M7, suggesting that future investment in public transport upgrades could further solidify its appeal and command a rental yield premium of 5-8% within two 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.