5 the spruce, block 9, rathvoy park, naas, co. kildare, naas, co. kildare, w91 frc6
15 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 2 Bed · 3 Bath · 100m² · Duplex
Market Position
Priced Within Local Sold Range
At €400,000, this home is priced within the typical range of 15 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.
15 closed sales nearby · 13mo 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €400,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.4% 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
15
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±19%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9b The Osprey, Devoy Quarters, Naas, Kildare | 2025-02-20 | — | |
| 32 Sli Na Riogh, Kilcullen Rd, Naas, Kildare | 2025-01-28 | 96m² |
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
Top Tier Energy Efficiency: This property boasts an A2 BER rating, significantly reducing annual energy costs to an estimated €800-€1,200, a substantial saving of €1,000-€1,400 compared to D-rated properties which typically cost €1,800-€2,200 annually for a similar size.
Details
- Generous Space Allocation: At 100m² for a 2-bedroom duplex, this property offers a generous floor area, providing ample living space per bedroom compared to the 3-4 bedroom median in the surrounding 5-10km radius.
- Modern Bathroom Configuration: With 3 bathrooms for a 2-bedroom duplex, this property aligns with the higher end of modern standards and matches the median bathroom count in the 5km radius, offering significant convenience.
- Hypothesis: The property's superior A2 BER rating, coupled with its generous 100m² size for a two-bedroom layout, positions it as a highly desirable turnkey option that will command a premium over less efficient or more compact properties as energy costs continue to be a key consideration for buyers.
Amenities
Excellent Commuter Links: Located near the M7 motorway for direct road access, the property is also served by the Go-Ahead Ireland 126 bus route providing regular services to Dublin, and Sallins and Naas Train Station approximately 5-6km away for commuter rail links.
Details
- Comprehensive Local Facilities: Naas provides a wealth of amenities including Naas General Hospital for healthcare, multiple supermarkets such as SuperValu at Monread Shopping Centre and Tesco Extra, and reputable schools like Naas CBS and St. Mary's College.
- Active Lifestyle & Community: Residents can enjoy an active lifestyle with K Leisure Naas offering gym and pool facilities, and Monread Park providing green space for recreation, all within easy reach of the Rathvoy Park development.
- Hypothesis: The ongoing development of Naas as a significant commuter town, combined with excellent existing infrastructure including direct motorway access and rail links, will continue to enhance the long-term desirability and property values within the Rathvoy Park area.
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.