45 The Paddocks, Celbridge, Co. Kildare, W23 KE69
12 homes sold nearby. See what they went for — and what to bid on this one.
€435,000 · 3 Bed · 3 Bath · 111m² · End of Terrace
Market Position
Below Typical Sale Prices
At €435,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
12 closed sales nearby · 8mo 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 €435,000, 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 €21,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €435,000, 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.
€21,750
That's what overbidding by just 5% on a €435,000 home costs you — before interest.
A €19 check before a €435,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
12
Transactions Analysed
Within 3.0km
8 months
Data Freshness
Most recent sale age
±8%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 52 The Orchard, Oldtown Mill, Celbridge, Kildare | 2025-09-12 | — | |
| 44 Birchwood Heights, Springfield, Tallaght Dublin 24, Dublin 24, Dublin | 2025-09-18 | 74m² |
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
High Energy Efficiency: With a B3 BER rating, this property offers excellent energy efficiency, translating to estimated annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 for typical D-rated properties of similar size.
Spacious and Well-Configured: At 111m² with 3 bedrooms and 3 bathrooms, this end-of-terrace property provides a generous and well-appointed living space, offering more bathrooms than the median 3-bedroom home, enhancing comfort and appeal.
Modern Standards and Value: The modern B3 BER rating ensures the property aligns with current energy standards, minimizing the need for immediate energy upgrades that could cost €8,000-€12,000, and potentially adding €15,000-€20,000 in value.
Hypothesis: In an area with limited and potentially older housing stock, a modern, energy-efficient B3 BER rated property like this could command a premium, attracting buyers seeking reduced running costs and a contemporary living standard.
Amenities
Regional Connectivity: Celbridge offers essential transport links via Dublin Bus routes such as the 67 and 67X connecting to Dublin City Centre, and the Hazelhatch & Celbridge train station (approximately 3km away) provides commuter rail services on the Kildare line.
Abundant Local Lifestyle & Shopping: Residents benefit from a comprehensive range of local shopping options including Lidl, Tesco, and Aldi in Celbridge, alongside popular lifestyle amenities such as Castletown House & Parklands and various local cafes and restaurants.
Strong Family Infrastructure: The area is well-served by reputable educational facilities like St. Patrick's Primary School and Celbridge Community School, with healthcare access provided by local pharmacies, clinics, and proximity to Naas General Hospital.
Hypothesis: The property's location in Celbridge, with its blend of well-established local amenities, significant green spaces, and reasonable commuter links to Dublin, positions it as an attractive option for families and those seeking a balanced suburban lifestyle.
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.