716 Ryder Cup Village, The K Club, Straffan, Co. Kildare, W23 PX80
6 homes sold nearby. See what they went for — and what to bid on this one.
€629,000 · 3 Bed · 3 Bath · 141m² · Apartment
Market Position
Below Typical Sale Prices
At €629,000, 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 · 9mo recency · Low 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 €629,000, 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 €31,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €629,000, 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.
€31,450
That's what overbidding by just 5% on a €629,000 home costs you — before interest.
A €19 check before a €629,000 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 · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 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 · Low
6
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 |
|---|---|---|---|
| 701 The Village, K Club, Straffan, Kildare | 2025-09-15 | — | |
| 756 Ryder Cup Village, The K Club, Straffan, Kildare | 2025-12-18 | 131m² |
Transactions within a 3.0km radius and 24-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
BER Improvement Potential: With a C1 BER rating, upgrading to a B2 rating would likely cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by an estimated €400-€800 compared to its current rating.
Spacious Layout: The property offers 141m² of living space with 3 bedrooms and 3 bathrooms, providing a generous and well-proportioned layout for a family or guests, which is typically well-received in the market.
Value Optimization: While the C1 BER is reasonable, targeted energy efficiency upgrades could optimize its long-term value and appeal, particularly in a market increasingly focused on sustainability and lower running costs.
Hypothesis: The C1 BER rating, while acceptable, presents a clear opportunity for value enhancement; properties within this development that invest in further insulation, A-rated appliances, and potentially solar integration could see their saleability and market value significantly boosted by up to 5-8% over comparable, un-upgraded units.
Amenities
Connectivity Limitations: Straffan's rural setting means direct public transport links are limited; the nearest Dublin Bus route is likely over 5km away, and there are no Luas, DART, or train stations within a convenient commuting distance.
Local Lifestyle Offerings: The K Club itself provides extensive lifestyle amenities including golf courses, restaurants, and leisure facilities, with Straffan village offering local shops and cafes within a short drive.
Education and Healthcare Access: Primary and secondary schools are located in nearby towns such as Clane or Maynooth (approx. 10-15km drive), and access to major hospitals like Connolly Hospital Dublin or Naas General Hospital requires a significant commute.
Hypothesis: The primary appeal of Ryder Cup Village at The K Club lies in its self-contained luxury resort lifestyle, meaning that purchasers are likely prioritizing exclusivity and on-site amenities over convenient access to traditional urban services and public transport, as evidenced by the lack of direct local transit routes serving this specific development.
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.