4 Morell Manor, Monread Road, Naas, Co. Kildare, W91 E2KN
15 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 4 Bed · 3 Bath · 120m² · Detached
Market Position
Priced Above Local Sales
At €595,000, 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.
15 closed sales nearby · 6mo 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 €595,000, 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 €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
15
Transactions Analysed
Within 1.5km
6 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 399 Morell Close, Monread, Naas, Kildare | 2025-11-18 | 140m² | |
| 29 Morell Green, Naas, Kildare, Kildare | 2025-12-20 | 137.5m² |
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 Impact: With a C2 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a clear return on investment for energy efficiency improvements.
Energy Cost Comparison: A C2 BER rating means annual energy costs are likely to be around €1,400-€1,800, compared to €800-€1,200 for a B2 rated property of similar size, representing potential annual savings of €600-€1,000.
Size Efficiency: The 120m² size of this 4-bedroom, 3-bathroom detached property is well-proportioned for family living and aligns with market expectations for properties of this type in established residential areas.
Hypothesis: While the C2 BER is average, the relatively modest difference in sale price per square meter (€4,415 within 1km) compared to the overall market suggests that energy efficiency may not be the primary value driver locally, implying that improvements beyond a C rating might not yield a proportional increase in market value for this specific property.
Amenities
Transport Links: While located in Naas, Co. Kildare, the mention of 'Dublin' as a location implies potential commuter links; however, specific Dublin Bus routes, train stations (e.g., Sallins train station), or Luas stops are not provided in the raw data for this Kildare address.
Local Facilities: Naas offers a range of amenities including The K Club for golf, Osprey Leisure Centre for fitness, and numerous cafes and restaurants such as Lawlor's Hotel restaurant and Four Walls. Shopping is anchored by Naas Shopping Centre and Tesco.
Educational & Healthcare Access: The area is served by primary schools like St. Mary's National School and secondary schools like Naas CBS and St. Mary's College. Local healthcare includes Naas General Hospital and various pharmacies.
Hypothesis: Given the property's location in Naas, Co. Kildare, its appeal to a Dublin-based buyer will heavily depend on the actual average commute time and cost via public transport (e.g., train services from Sallins or Arrow services) to key Dublin employment hubs, which is not detailed in the provided raw metrics but is critical for valuation.
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.