6 Whitethorn Lawn, Naas, Co. Kildare, W91 PW6K
47 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 3 Bath · 110m² · Semi-D
Market Position
Priced Above Local Sales
At €495,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
47 closed sales nearby · 10mo 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €25 check before a €495,000 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 47 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
47 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.7% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
47
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Whitethorn Lawn, Whitethorn Village, Naas, Kildare | 2025-07-17 | 112m² | |
| 9 Whitethorn Row, Whitethorn Village, Naas, Kildare | 2024-12-17 | 112m² |
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
Energy Efficiency Savings: With an A2 BER rating, annual energy costs for this 110 sqm property are estimated to be €800-€1,200, offering savings of €1,000-€1,400 annually compared to a D-rated property of the same size.
Value Optimization Potential: While already A2, a further upgrade to A1 BER, if feasible, could potentially increase the property's value by €5,000-€10,000 and further reduce annual energy costs by an additional €100-€200, representing a strong optimisation opportunity.
Space Efficiency: The property offers a good configuration of 110 sqm with 3 bedrooms and 3 bathrooms, a relatively high ratio of bathrooms to bedrooms, suggesting good modern living standards and potentially higher rental yield potential.
Hypothesis: The A2 BER rating positions this property well for future energy price increases and evolving environmental regulations, however, given the high density of new builds in the surrounding area, a comparative analysis of internal finishes and fixture quality against those newer properties would be crucial to justify any premium over them.
Amenities
Transport Hub Proximity: While located in Naas, Co. Kildare, the property's designation as 'Dublin' location suggests it's within commuting distance; direct bus routes like Dublin Bus 120 and 123 serve the Naas area, connecting to Dublin city.
Local Services Access: The area benefits from amenities such as Naas General Hospital, several pharmacies, and supermarkets including a SuperValu and Lidl, providing essential services within a short drive.
Educational and Recreational Options: Nearby educational facilities include St. Mary's College (secondary) and Holy Child National School, complemented by local parks like Naas Recreational Park and various cafes and restaurants in Naas town centre.
Hypothesis: The 'Dublin' location tag for a Naas property implies a strong commuter focus, suggesting that transport infrastructure, specifically the frequency and reliability of bus services like the 120 into Dublin, will be a primary driver of long-term value appreciation and buyer demand over local amenities.
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.