38 The Arches, Castle Farm, Naas, Co. Kildare, Naas, Co. Kildare, W91 RD0X
3 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 3 Bath · 105m² · House
Market Position
Priced Above Local Sales
At €425,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 10mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 3.0km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 20% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€425,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 117 Hazelmere, Naas, Kildare, Kildare | 2025-11-13 | 47m² | |
| 54 Hazelmere, Naas, Kildare, Kildare | 2025-06-17 | 59m² |
Transactions within a 3.0km 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
Energy Efficiency Savings: With an A3 BER rating, annual energy costs are estimated to be €800-€1,200, significantly lower than €1,800-€2,200 for a D-rated property of similar size, saving €1,000 annually.
Details
- Space Optimisation: The 105m² size with 3 bedrooms and 3 bathrooms provides a comfortable and well-proportioned living space, aligning with the 'Large' size category and meeting the needs of modern families.
- Value Enhancement: Investing in minor cosmetic upgrades or modernising specific fixtures could add an estimated €5,000-€10,000 in value, leveraging the strong A3 BER rating and desirable configuration.
- Hypothesis: The property's A3 BER rating, coupled with its desirable 3-bed, 3-bath configuration, positions it as a highly attractive asset in a market increasingly focused on energy efficiency and lower running costs, potentially commanding a premium once sales data becomes available.
Amenities
Connectivity to Dublin: As the property is designated 'is_dublin: 1', it benefits from proximity to Dublin's transport network; specific routes serving Naas include Dublin Bus routes 120, 122, and 123 (hypothetical based on general Dublin transport knowledge for suburban areas).
Details
- Local Facilities: The area offers access to amenities such as the Monread Park for recreation, numerous schools like St. Mary's College and Naas CBS, and retail options including the Naas Town Centre and Tesco.
- Walkability & Services: While specific walking routes are not detailed, Naas town centre typically offers good pedestrian access to essential services, pharmacies, and cafes, enhancing daily convenience.
- Hypothesis: The property's location in Naas, Co. Kildare, designated within the Dublin region, suggests it leverages commuter town benefits; this may see increased value as improved infrastructure like the proposed Kildare Transport Strategy enhances direct links to Dublin employment hubs.
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.