4 The Stables,, The Orchard,, Naas,, Co. Kildare, W91 NVH9
37 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 2 Bed · 1 Bath · 78m² · Apartment
Market Position
Priced Above Local Sales
At €350,000, 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.
37 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 €350,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
37 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 size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
37
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 6 Garden View, The Orchard, Sallins Road, Kildare | 2025-03-28 | 84m² | |
| Apt.8 - Rose View, The Orchard, Sallins Rd. Naas, Kildare | 2025-07-01 | 83m² |
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
Energy Efficiency Savings: The A2 BER rating translates to annual energy costs of approximately €800-€1,200, a significant saving of €1,000-€1,400 per year compared to a D-rated property of similar size which would incur €1,800-€2,200.
Details
- Size Efficiency: With a 78.0m² size, this 2-bedroom apartment offers a comfortable living space, providing approximately 39.0m² per bedroom, which is generally well-proportioned for the current market.
- Value Optimization Potential: While the property has a strong A2 BER rating, a further investment of €5,000-€8,000 could potentially elevate it to an A1 rating, potentially increasing its market value by an estimated €10,000-€15,000 and further reducing running costs.
- Hypothesis: Given the strong A2 BER rating, the primary avenue for enhancing property value and buyer appeal would be through cosmetic upgrades and potential smart home technology integration, rather than fundamental energy efficiency improvements, which are already excellent.
Amenities
Transport Connectivity: While the property is in Co. Kildare, its 'Dublin' location tag suggests an expectation of Dublin commuter links; however, specific Dublin bus routes, Luas, or DART stations serving this Naas address are not provided in the data.
Details
- Lifestyle Amenities: Specific local amenities such as schools (e.g., Naas CBS Primary School), healthcare (e.g., Naas General Hospital), shopping (e.g., Naas Town Centre), and parks (e.g., Poplar Square Park) are not detailed in the provided data.
- Walkability Potential: Without specific information on local pedestrian infrastructure or nearby services, the walkability of 4 The Stables, The Orchard, Naas, Co. Kildare, W91NVH9 cannot be accurately assessed from the provided data.
- Hypothesis: The property's location in Naas, Co. Kildare, despite being tagged as 'Dublin', implies a reliance on private transport and potentially longer commute times to core Dublin employment hubs, which may be a key consideration for potential buyers seeking direct Dublin access.
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.