66 Sallins Pier, Sallins, Naas, Co. Kildare, W91 F886
41 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 4 Bed · 3 Bath · 115m² · Semi-D
Market Position
Below Typical Sale Prices
At €475,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
41 closed sales nearby · 8mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 41 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
41 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 1.6% 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
41
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±15%
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 · 41 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 53 Sallins Pier, Sallins, Kildare, Kildare | 2024-12-06 | 100m² | |
| 253 Oldbridge Station, Osberstown, Kildare, Kildare | 2025-03-27 | 110m² |
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
Superior Energy Efficiency: With a B3 BER rating, this property offers estimated annual energy costs of €800-€1,200, representing substantial annual savings of €600-€1,000 compared to a typical C-rated property (€1,400-€1,800) of this size.
Details
- Optimal Family Configuration: The 115m² semi-detached home features 4 bedrooms and 3 bathrooms, matching the median bedroom and bathroom count for sales within a 5km radius, indicating an ideal size and layout for local family buyers.
- Modern Appeal: The property's desirable BER rating and spacious 4-bed, 3-bath configuration align perfectly with current buyer preferences in the local market, ensuring strong appeal and efficient sales.
- Hypothesis: While already boasting a strong BER, further investment in renewable energy technologies could elevate the BER to A-level, potentially adding an additional €10,000-€15,000 to the property's value beyond the market's standard premium for B-rated homes.
Amenities
Exceptional Commuter Connectivity: The property benefits from its proximity to Sallins & Naas Train Station (providing direct commuter rail services to Dublin Heuston) and easy access to Bus Éireann routes such as the 120 and 126, connecting to Dublin and surrounding towns.
Details
- Thriving Local Lifestyle: Residents enjoy immediate access to the scenic Sallins Canal Greenway for leisure, a variety of local restaurants and pubs like Lock 13 Brewpub and The Canal Turn, and convenient shopping at SuperValu Sallins, enhancing daily convenience and quality of life.
- Comprehensive Family Infrastructure: The area is well-served by reputable educational facilities including St. Brigid's National School in Sallins, secondary schools like Naas Community College and St. Mary's College Naas, and childcare options such as Bright Beginnings Montessori & Creche Sallins, all within a short distance.
- Hypothesis: Continued investment in the Sallins Canal Greenway and further development of local retail and dining options will significantly boost pedestrian traffic and community engagement, solidifying Sallins' appeal as a desirable, self-sufficient commuter town and driving sustained property value growth.
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.