6 Lerr Avenue, Abbeylands, Castledermot, Co. Kildare, Castledermot, Co. Kildare, R14 RP79
14 homes sold nearby. See what they went for — and what to bid on this one.
€359,000 · 5 Bed · 5 Bath · 154m² · Detached
Market Position
Priced Within Local Sold Range
At €359,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 18mo 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 €359,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €359,000, 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.
€17,950
That's what overbidding by just 5% on a €359,000 home costs you — before interest.
A €19 check before a €359,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €359,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
14
Transactions Analysed
Within 5.0km
18 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Lerr View, Abbeylands, Barnhill Castledermot, Kildare | 2024-06-13 | — | |
| 19 Lerr Road, Abbeylands, Barnhill Castledermot, Kildare | 2024-09-23 | — |
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
Potential Upgrade Value: Upgrading the C1 BER rating could improve market appeal; a D-rated property of similar size might incur €8,000-€12,000 in upgrade costs to reach a B2, potentially adding €15,000-€20,000 in value.
Details
- Generous Proportions: At 154m², this 5-bedroom detached property offers ample living space, which is a key desirable attribute in the current market, particularly given the median 3-bedroom count in the wider area.
- Costly Energy Inefficiency: The C1 BER rating, while not the lowest, means this property's annual energy costs are likely higher than a B-rated property, potentially by €600-€1,000 annually compared to a similar-sized B-rated home.
- Hypothesis: Investing in a targeted BER upgrade to at least a B2 rating could unlock significant buyer appeal and value, particularly if neighbouring properties are achieving higher energy ratings, and could differentiate it from the 100% BER unknown properties prevalent in the broader market data.
Amenities
Limited Local Transport: Castledermot has limited direct public transport links; the nearest train station is in Carlow (approx. 15km), and while Bus Éireann operates routes, there are no specific Dublin Bus, Luas, or DART services directly serving Abbeylands.
Details
- Community Services Nearby: Local amenities include Castledermot National School and Scoil Mhuire secondary school, as well as local shops and pharmacies within a short drive, catering to essential family needs.
- Rural Connectivity: While outside Dublin, the R14RP79 postcode indicates a more rural setting. The nearest major towns with extensive retail and healthcare facilities would be Athy (approx. 15km) or Newbridge (approx. 30km).
- Hypothesis: The lack of direct public transport to major employment hubs like Dublin suggests that residents in Abbeylands likely rely heavily on private vehicles, which could impact future property value if public transport infrastructure in the surrounding region does not improve.
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.