44 Sallins Pier, Sallins, Co. Kildare, W91 FW98
10 homes sold nearby. See what they went for — and what to bid on this one.
€370,000 · 3 Bed · 2 Bath · 83m² · Terrace
Market Position
Priced Within Local Sold Range
At €370,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 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 €370,000, 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 €18,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €370,000, 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.
€18,500
That's what overbidding by just 5% on a €370,000 home costs you — before interest.
A €19 check before a €370,000 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 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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
10
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±5%
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 |
|---|---|---|---|
| 18 Sallins Pier, Sallins, Kildare, Kildare | 2026-01-28 | 81m² | |
| 19 Sallins Pier, Sallins, Kildare, Kildare | 2024-12-18 | 86m² |
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 C3 Efficiency: The C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating would likely cost between €8,000 - €12,000 and could increase property value by €15,000 - €20,000, while potentially reducing annual energy costs by €500 - €800 compared to its current rating.
Space Efficiency: At 83m² with 3 bedrooms and 2 bathrooms, the property offers a practical layout for its size, aligning with typical family needs in the area.
Value Optimization: While not a top-tier BER, the existing C3 is respectable, meaning immediate large-scale investment in energy upgrades might not be essential, allowing buyers to focus on cosmetic improvements to optimize value.
Hypothesis: The €402,395 estimated value, significantly above the asking price and recent sales of similar properties within 1km, could be a projection based on potential improvements like a BER upgrade to B2, which would cost approximately €10,000 but add an estimated €15,000-€20,000 in market value.
Amenities
Commuter Connectivity: Sallins benefits from Sallins train station, offering direct services to Dublin city centre, and is served by Dublin Bus routes 123 and 750 for local and regional travel.
Local Conveniences: Residents have easy access to Lidl and SuperValu supermarkets in Sallins, as well as a variety of cafes and restaurants such as Lock 13 Gastropub and The Water Lily Restaurant.
Family & Leisure: The area is well-equipped with educational facilities like Scoil Naomh Iosef and Holy Child Community School, and outdoor amenities include the Grand Canal towpath for walks and cycles.
Hypothesis: The continued development of public transport links, including potential future integration with expanded Luas or Metro services, combined with the proximity to Dublin, positions Sallins as a growing hub for remote workers and families seeking a balance between suburban living and city access, likely driving sustained property value growth.
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.