3 The Drive, Earls Court, Kill, Co. Kildare
19 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 3 Bath · 107m² · Terrace
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 17mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €25 check before a €425,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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 sits marginally below the size-adjusted median. 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
19
Transactions Analysed
Within 3.0km
17 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 The Drive, Earls Court, Kill, Kildare | 2025-01-30 | 120.3m² | |
| 32 The Drive, Earls Court, Kill, Kildare | 2024-04-29 | 114m² |
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
BER Rating Impact: With a C2 BER rating, this property offers moderate energy efficiency. Upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing property value by €15,000-€20,000, with annual energy savings of €300-€600 compared to a D-rated property.
Size and Space: At 107m², the property offers a good balance of space for a 3-bedroom, 3-bathroom terrace home, aligning well with typical family needs in this size bracket.
Value Optimization Opportunity: The difference between the estimated value (€460,244) and the asking price (€425,000) presents a €35,244 potential for immediate value capture, assuming the property's condition meets market expectations.
Hypothesis: Given the C2 BER rating, focusing on targeted insulation upgrades and potentially a modern heating system could significantly enhance the property's appeal and long-term running costs, making it competitive with newer builds and potentially unlocking higher resale values beyond immediate upgrade costs.
Amenities
Transport Connectivity: While the provided data places the property in 'Dublin' and Earls Court, Kill, Co. Kildare, specific transport details are not provided for this exact address, necessitating assumptions about proximity to major routes. Properties in this general area often benefit from Dublin Bus routes like the 67 towards Dublin City Centre and proximity to train stations such as Sallins and Naas.
Educational & Healthcare Access: The area typically offers access to local primary schools like Scoil Naomh Iosef and secondary schools such as Naas CBS. Healthcare facilities would likely include local GP practices and potentially Naas General Hospital for more serious needs.
Lifestyle & Retail: Proximity to Kill village would offer local shops, cafes, and restaurants. Larger retail hubs such as the Main Street in Naas provide supermarkets, diverse shopping options, and leisure facilities like the Town Centre Cinema and Naas Sports Centre.
Hypothesis: The designation 'Dublin' for a Co. Kildare address implies a strong commuter focus; therefore, a key driver of future value in Earls Court will be any improvements to public transport infrastructure or road networks connecting directly to Dublin's key employment hubs and Luas/DART lines, which are not explicitly detailed in the provided data but are critical for this location.
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.