311 Morell Grove, Naas, Co Kildare, W91 V27N
50 homes sold nearby. See what they went for — and what to bid on this one.
€470,000 · 3 Bed · 3 Bath · 110m² · Semi-D
Market Position
Priced Within Local Sold Range
At €470,000, this home is priced within the typical range of 50 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
50 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 €470,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €470,000, 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.
€23,500
That's what overbidding by just 5% on a €470,000 home costs you — before interest.
A €19 check before a €470,000 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 50 verified local sales · High confidence
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Price Distribution Analysis
50 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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 decreased 2.5% 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
50
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 · 50 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 302 Morell Grove, Naas, Kildare, Kildare | 2025-10-06 | 101.5m² | |
| 355 Morell Ave, Naas, Kildare, Kildare | 2025-09-12 | 103m² |
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 Value Proposition: With a BER rating of C, strategic upgrades to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a strong return on investment.
Energy Cost Advantage: While not a top-tier rating, a C BER means annual energy costs are likely lower than D or E-rated homes, potentially saving €300-€600 annually compared to properties of similar size with poorer ratings.
Size Efficiency: The property offers 110m² across 3 bedrooms and 3 bathrooms, providing a good balance of living space and functional accommodation, aligning with modern family needs.
Hypothesis: The C BER rating, while not optimal, presents a significant opportunity for value enhancement through targeted energy efficiency upgrades, as the market increasingly rewards sustainable and cost-effective housing solutions, making a move to a B2 rating a financially prudent investment.
Amenities
Transport Connectivity Hub: While specific routes are not detailed, Naas's designation implies access to key regional transport links, likely including bus services connecting to Dublin, and potentially nearby train stations such as Sallins or Naas.
Local Educational Cluster: The area is expected to be well-served by primary and secondary schools, such as St. Mary's National School and secondary options, along with childcare facilities like Bright Start Childcare, enhancing family appeal.
Retail and Healthcare Proximity: Naas town centre offers a wide array of shopping options including major supermarkets like Tesco and Lidl, complemented by healthcare access via Naas General Hospital and local pharmacies.
Hypothesis: The inherent connectivity of Naas, likely featuring direct bus routes (e.g., Dublin Coach routes) and proximity to Sallins train station, positions this property as an attractive commuter option, potentially reducing travel time to Dublin city centre compared to more peripheral locations and thus commanding a premium in future valuations.
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.