7 Abbey Lane, Abbeyfarm, Celbridge, Co. Kildare, W23 K199
6 homes sold nearby. See what they went for — and what to bid on this one.
€498,000 · 3 Bed · 4 Bath · 119m² · Bungalow
Market Position
Below Typical Sale Prices
At €498,000, 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.
6 closed sales nearby · 7mo recency · Moderate 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 €498,000, 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 €24,900 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €498,000, 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.
€24,900
That's what overbidding by just 5% on a €498,000 home costs you — before interest.
A €19 check before a €498,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Abbey Lane, Abbeyfarm, Celbridge, Kildare | 2025-08-12 | 118.9m² | |
| 3 Willowbrook Lodge, Celbridge, Kildare, Kildare | 2025-12-16 | 72.7m² |
Transactions within a 3.0km 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
Efficient BER Rating: With a C-rated BER, this 119m² bungalow boasts good energy efficiency, estimated to result in annual energy costs of €1,200-€1,600, potentially saving €600-€1,000 per year compared to a D-rated property of similar size.
Spacious and Well-Appointed: At 119m², this 3-bedroom bungalow offers generous living space, and its impressive 4-bathroom configuration significantly exceeds the local 5km median of 3 bathrooms, enhancing its functionality and appeal.
Unique Configuration Advantage: While the property has 3 bedrooms (slightly below the 5km median of 3.5 bedrooms), its rare 4-bathroom setup and desirable bungalow type make it a compelling offering, distinguishing it in a market predominantly of houses.
Hypothesis: The unusually high ratio of 4 bathrooms to 3 bedrooms for a 119m² bungalow suggests a thoughtful design focused on convenience and modern living, which could appeal to specific buyer segments and command a premium despite the slightly lower bedroom count compared to area averages.
Amenities
Strategic Transport Links: Celbridge offers excellent connectivity via Dublin Bus routes such as 67 and 67X directly to Dublin City Centre, complemented by Hazelhatch & Celbridge Train Station (approx. 4-5km away) providing convenient rail access to Heuston Station.
Comprehensive Local Services: The area is well-served by essential amenities including multiple primary schools like Scoil Mochua and St. Brigid's, secondary schools such as Salesian College and Holy Family Community School, local medical centers, and pharmacies, with Naas General Hospital within 15-20km.
Enriched Lifestyle Opportunities: Residents benefit from convenient access to supermarkets like Tesco and SuperValu Celbridge, picturesque recreational spaces like Celbridge Abbey and the historic Castletown House and Parklands, along with various local restaurants and cafes.
Hypothesis: The robust array of specific transport options, high-quality educational institutions, and diverse lifestyle amenities in Celbridge create a strong pull factor for families and commuters, ensuring sustained desirability and underpinning long-term property value growth in this well-established town.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.