48 Old Mill Race, Athgarvan, Newbridge, Co. Kildare, W12 E891
10 homes sold nearby. See what they went for — and what to bid on this one.
€565,000 · 4 Bed · 3 Bath · 170m² · Detached
Market Position
Priced Within Local Sold Range
At €565,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 7mo 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 €565,000, 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 €28,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €565,000, 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.
€28,250
That's what overbidding by just 5% on a €565,000 home costs you — before interest.
A €19 check before a €565,000 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
From €19 for your strategy on a €565,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 sits marginally above the size-adjusted median. 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
7 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 49 The Old Mill Race, Athgarvan, Kildare, Kildare | 2025-06-19 | 170m² | |
| 37 Blackrath Vale, Athgarvan, Newbridge, Kildare | 2025-08-01 | 177m² |
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 B3 Efficiency: With a B3 BER rating, this property offers a respectable energy performance, likely resulting in annual energy costs of €1,200-€1,600, compared to €2,000-€2,800 for a typical D-rated home of similar size.
Details
- Generous Proportions: The 170m² size with 4 bedrooms and 3 bathrooms positions it well within the 'Very Large' category, offering ample living space that aligns with buyer demand for spacious family homes.
- Value Optimization Opportunity: While the B3 BER is good, potential buyers could consider upgrades to achieve an A rating; a move to an A3 BER could save an estimated €400-€600 annually in energy costs and potentially add €10,000-€15,000 in value.
- Hypothesis: The current B3 BER rating, while good, represents a market where properties with A-rated BERs are becoming increasingly sought after and command a premium; a targeted investment of €8,000-€12,000 in energy efficiency upgrades could position this property to capture a higher resale value, especially given the upward trend in energy-conscious purchasing.
Amenities
Transport Connectivity: The property is served by Bus Éireann routes 123 and 124, connecting to Newbridge town centre, which provides further links to Dublin city.
Details
- Local Facilities: Within a 5km radius, residents have access to Newbridge College, Curragh Primary School, and the Whitewater Shopping Centre offering a range of retail and dining options.
- Green Spaces: The Curragh Plains, a large area of open parkland, is accessible within a 5km drive, offering extensive opportunities for recreation and outdoor activities.
- Hypothesis: The location of Athgarvan, while offering a semi-rural feel, is strategically positioned to benefit from planned infrastructure improvements in Newbridge, such as proposed upgrades to the M7 junction, which could significantly reduce commute times to Dublin and boost local property values by enhancing connectivity.
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.