7 The Stables, Castle Farm, Naas, Co. Kildare, W91 P29C
21 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 3 Bath · 135m² · Semi-D
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 12mo 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 €19 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the median of comparable sales. 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 decreased 11.5% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
21
Transactions Analysed
Within 1.5km
12 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 The Stables, Castle Farm, Jigginstown, Kildare | 2025-10-20 | 129m² | |
| 14 The Stables, Castle Farm, Jigginstown, Kildare | 2025-05-08 | 134m² |
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 Advantage: The A3 BER rating indicates superior energy performance, likely resulting in annual energy costs of €800-€1,200, significantly lower than a typical D-rated property which would incur €1,800-€2,200 annually.
Space Efficiency: At 135m², this semi-detached property offers a generous living space with 3 bedrooms and 3 bathrooms, representing a good balance for families or those seeking ample room.
Value Optimization Potential: While the A3 BER is excellent, achieving an A2 rating would involve minimal additional costs but could further enhance long-term value and appeal, reflecting the strong market preference for top-tier energy efficiency.
Hypothesis: The A3 BER rating, combined with modern specifications, suggests that the property has been built or significantly renovated to high standards, potentially leveraging government grants or builder incentives that could be replicated in surrounding developments, influencing future build quality in the locale.
Amenities
Transport Connectivity: While the location is listed as 'Dublin,' Naas is served by Dublin Bus routes 120, 122, 123, and 124, connecting to Dublin city centre and surrounding areas, with the nearest train station likely being Sallins, providing direct rail links.
Local Educational Hub: The area benefits from proximity to schools such as St. Mary's College (secondary) and Scoil Mhuire (primary) in Naas town, offering good educational options for families.
Retail and Healthcare Access: Naas town centre provides comprehensive shopping with a variety of retailers and supermarkets like Tesco and Dunnes Stores, complemented by access to Naas General Hospital and numerous local pharmacies.
Hypothesis: The strategic positioning of Castle Farm, Naas, likely capitalizes on the growing demand for residential properties in well-connected commuter towns around Dublin, where residents can access urban employment hubs while benefiting from a higher quality of life and more affordable property prices compared to inner-city Dublin.
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.