54 Oak Park Grove, Oak Park, Craddockstown, Naas, Co. Kildare, W91 H57K
4 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 3 Bath · House
Some listing details are missing · add them to improve the analysis
Market Position
Significantly Above Local Sales
At €450,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 10mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 25% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€450,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 117 Hazelmere, Naas, Kildare, Kildare | 2025-11-13 | 47m² | |
| 54 Hazelmere, Naas, Kildare, Kildare | 2025-06-17 | 59m² |
Transactions within a 5.0km radius and 36-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
Energy Efficiency: With an A2 BER rating, this property will have annual energy costs of approximately €800-€1,200, representing a saving of €1,000-€1,400 annually compared to a typical D-rated property of similar size in the area.
Details
- Space Allocation: The 120m² size with 3 bedrooms and 3 bathrooms offers a generous 40m² per bedroom, indicating a spacious and well-proportioned layout that aligns with modern family needs.
- Value Optimisation: Given the A2 BER rating, further significant capital investment in energy efficiency upgrades is unlikely to yield a strong return, with focus instead on maintaining its high standard.
- Hypothesis: The property's A2 BER rating suggests substantial investment in insulation and efficient heating systems, and a hypothetical upgrade to A1 would likely cost €3,000-€5,000 but yield only marginal energy cost savings, highlighting the diminishing returns of further efficiency improvements at this level.
Amenities
Connectivity Gap: The provided data does not specify any actual bus routes, train stations, Luas stops, or DART stations serving the immediate vicinity of Oak Park Grove, Naas, indicating a potential reliance on private transport.
Details
- Local Services: Specific details on schools, healthcare, shopping, and lifestyle amenities within easy reach of W91H57K are not present in the provided data, making an assessment of local convenience difficult.
- Walkability Uncertainty: The analysis of walkability and pedestrian access is not possible with the current data, as no specific walking routes or pedestrian infrastructure details are provided for this address.
- Hypothesis: Given the property's Kildare address (Naas), it is likely served by local bus services connecting to Naas town centre, from where onward connections to Dublin via GoBus or other intercity services would be available, rather than direct Dublin transport routes.
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.