32 Knights Wood, Johnstown, Co. Kildare, W91 YC2F
10 homes sold nearby. See what they went for — and what to bid on this one.
€390,000 · 2 Bed · 3 Bath · 94m² · Terrace
Market Position
Priced Above Local Sales
At €390,000, 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.
10 closed sales nearby · 20mo 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 €390,000, 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 €19,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €390,000, 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.
€19,500
That's what overbidding by just 5% on a €390,000 home costs you — before interest.
A €19 check before a €390,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
20 months
Data Freshness
Most recent sale age
±15%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 The Coach House Yard, Main St, Johnstown, Kildare | 2024-09-12 | 55m² | |
| 68 Embassy Manor, Kill, Kildare, Kildare | 2024-06-19 | 106.1m² |
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
Energy Efficiency Premium: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than properties with a D rating in the same size range, which would likely incur €1,800-€2,200 annually, offering immediate savings of €1,000-€1,400 per year.
Space Efficiency: At 94m² with 2 bedrooms and 3 bathrooms, the property offers a high bathroom-to-bedroom ratio, potentially appealing to buyers prioritizing convenience and flexibility.
Value Optimization: The A2 BER rating is a significant asset, commanding a premium in the current market; for a comparable property with a D rating, achieving an A2 rating could cost €8,000-€12,000 in upgrades but could increase its value by €15,000-€20,000.
Hypothesis: The A2 BER rating, while excellent, may indicate that the property's original build specifications were ahead of its time for the area; future buyers might expect even higher levels of smart home integration or advanced insulation beyond basic A2 standards, suggesting that minimal further investment in technology could yield disproportionate value increases.
Amenities
Transport Links: While listed as 'Dublin', Johnstown, Co. Kildare is served by Dublin Bus routes 120 and 720X, connecting directly to Dublin City Centre, and is within a reasonable distance of train services from Kildare town station.
Local Amenities: The area is close to the bustling Johnstown Shopping Centre which includes a Dunnes Stores, along with nearby facilities such as the large Tesco supermarket in Naas.
Healthcare and Education: Residents have convenient access to Naas General Hospital and a range of primary and secondary schools including Scoil Mhuire Junior and St. Mary's College, Naas.
Hypothesis: The 'Dublin' location designation for a Co. Kildare address is likely an artefact of commuter belt marketing, and the true value driver for this property will be its direct connectivity to Dublin city via specific express bus routes like the 720X (operating from nearby, typically Naas) and the proximity to key Kildare towns for local services, rather than being a proxy for being within Dublin's immediate urban fabric.
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.