5 The Fort, Castlefield, Athy, Co. Kildare, Athy, Co. Kildare, R14 VX52
11 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 2 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €195,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
11 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median transaction level.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 The Keep, Castlefield, Athy, Kildare | 2025-03-21 | 70m² | |
| 4 The Keep, Garter Lane, Athy, Kildare | 2025-09-12 | — |
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: The C2 BER rating suggests that annual energy costs are likely in the range of €1,500-€1,800, compared to potentially €800-€1,200 for a B-rated property of similar size.
Details
- Upgrade Opportunity: Upgrading from a C2 BER to a B2 rating could cost approximately €7,000-€10,000 and could potentially increase the property's value by €12,000-€18,000, offering a positive return on investment.
- Space Efficiency: With 120.0m² and 3 bedrooms, this apartment offers a good balance of space, with a bedroom-to-size ratio of 1 bedroom per 40m², which is competitive for apartment living.
- Hypothesis: The C2 BER rating, while not poor, represents a tangible opportunity for value enhancement through targeted energy efficiency upgrades; the relatively low investment required to improve its rating should be a key consideration for any buyer focused on long-term cost savings and increased property value.
Amenities
Transport Connectivity: Athy is served by Bus Eireann routes 124 and 125, providing direct links to Dublin city and surrounding towns, with a train station offering services on the Kildare Line.
Details
- Local Facilities: Residents have access to St. Michael's Parish Primary School and Athy College within a 1km radius, along with SuperValu and Lidl for daily shopping needs, and Athy Community Hospital for healthcare.
- Lifestyle & Recreation: The property is within a 2km radius of Athy Golf Club, the River Barrow for walks, and local cafes like The Green Cafe, offering a balanced lifestyle.
- Hypothesis: The ongoing investment in local infrastructure, including potential improvements to public transport links from Athy, coupled with the town's growing appeal as a commuter hub for those seeking more affordable housing options than Dublin, suggests a positive outlook for property value appreciation within this specific locale.
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.