3 Marsville Mews, Kill, Co. Kildare, Kill, Co. Kildare
21 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 3 Bed · 3 Bath · 120m² · Terrace
Market Position
Priced Within Local Sold Range
At €500,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 4.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 14mo 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 €500,000, 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 €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, 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.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €19 check before a €500,000 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
From €19 for your strategy on a €500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
21 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
21
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±12%
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 |
|---|---|---|---|
| 57 Glendara, Kill, Kildare, Kildare | 2024-11-26 | 143.1m² | |
| 2 Whitethorn Grove, Kill, Kildare, Kildare | 2024-07-30 | 87m² |
Transactions within a 3.0km radius and 24-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
Exceptional Energy Efficiency: The A2 BER rating signifies excellent energy performance, with annual heating costs estimated to be between €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of similar size.
Details
- Optimal Size Configuration: With 120.0m² of living space across 3 bedrooms and 3 bathrooms, this property offers a well-balanced and desirable configuration for modern family living.
- Value Enhancement Opportunity: While already efficient, optimizing the A2 BER further could involve advanced smart home energy management systems, potentially adding 2-3% to its value and €5,000-€8,000 in future cost savings.
- Hypothesis: The high BER A2 rating suggests significant investment in the building envelope and services, implying that if the property were to undergo a BER upgrade to A1, the marginal cost might be disproportionately low, yielding a higher ROI than upgrades on lower-rated homes.
Amenities
Limited Public Transport: While described as Dublin, Kill, Co. Kildare, has no direct Luas, DART, or commuter train stations within accessible proximity; Dublin Bus routes 69 and 123 serve the broader Kildare area, requiring significant onward travel.
Details
- Local Educational Access: The property is situated near schools such as St. Brigid's National School, Kill (approx. 1km), and secondary options like St. Mary's College, Naas (approx. 6km), offering reasonable educational choices for families.
- Convenient Retail and Healthcare: Residents have access to local shopping in Kill village, including a local Centra and a pharmacy, with larger retail parks and Naas General Hospital approximately a 5-7km drive away.
- Hypothesis: The property's location in Kill, Co. Kildare, despite being listed under 'Dublin', points to a strategic positioning for those prioritizing a quieter, semi-rural lifestyle with access to essential local services, rather than direct, rapid access to Dublin city centre's extensive public transport network.
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.