38 The Bailey, Castle Farm, Naas, Co. Kildare, W91 R77P
8 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 3 Bed · 3 Bath · 101m² · Terrace
Market Position
Priced Above Local Sales
At €460,000, 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.
8 closed sales nearby · 10mo 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 €460,000, 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 €23,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €460,000, 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.
€23,000
That's what overbidding by just 5% on a €460,000 home costs you — before interest.
A €19 check before a €460,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
8
Transactions Analysed
Within 3.0km
10 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.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 The Green, Elsmore, Naas, Kildare | 2025-07-18 | 108m² | |
| 5 Radharc An Caisleaan, Carragh Rd, Naas, Kildare | 2025-03-13 | 84m² |
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: An A3 BER rating offers significant energy cost savings, with estimated annual costs of €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size.
Space Efficiency: With 101m² spread across 3 bedrooms and 3 bathrooms, this property offers a good balance of living space and private facilities, equating to approximately 33.7m² per room.
Value Optimization: An A3 BER rating is a strong asset, potentially avoiding the need for immediate costly upgrades that might be required for properties with D, E, F, or G ratings, thus preserving immediate capital for the buyer.
Hypothesis: Given the A3 BER, investing in minor smart home technology upgrades (e.g., smart thermostats, automated blinds) could enhance perceived value by an additional 3-5% without significant capital outlay, leveraging the existing energy efficiency.
Amenities
Transport Connectivity: While the property is in Naas, Co. Kildare, the 'Dublin' location tag implies a commuter focus; access to Dublin city likely relies on nearby train stations such as Sallins Station (approx. 5km) for commuters.
Healthcare Access: Naas General Hospital is approximately 3km away, providing comprehensive healthcare services, and multiple local pharmacies would be available within a short drive.
Shopping & Retail: Naas town centre, located approximately 3km away, offers a wide array of shops, supermarkets like Tesco and Aldi, and the Monread Shopping Centre.
Hypothesis: The property's location in Naas, despite being tagged 'Dublin' for market purposes, presents a strong value proposition for those prioritizing quality of life and space over direct urban living, with significant potential for value appreciation if commuter links to Dublin are further enhanced, such as by expanded park and ride facilities at Sallins.
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.