8 Hawthorn Gate, Celbridge, Co. Kildare, W23 TY80
34 homes sold nearby. See what they went for — and what to bid on this one.
€630,000 · 4 Bed · 3 Bath · 130m² · Semi-D
Market Position
Priced Within Local Sold Range
At €630,000, this home is priced within the typical range of 34 recent closed sales nearby. There's room to negotiate — seller leverage is 4.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
34 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 €630,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €31,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €630,000, 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.
€31,500
That's what overbidding by just 5% on a €630,000 home costs you — before interest.
A €19 check before a €630,000 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 34 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
34 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 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 increased 8.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
34
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 34 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 122 Crodaun Forest Park, Celbridge, Forest Park, Kildare | 2025-11-04 | 154.6m² | |
| 139 Beatty Park, Celbridge, Co Kildare, Kildare | 2025-05-23 | 88m² |
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: With an A3 BER rating, this property will see annual energy costs estimated at €800-€1,200, significantly lower than the €1,800-€2,200 typical for a D-rated property of this size.
Space Utilization: Measuring 130m², this property offers a substantial living space, aligning with the 165m² average property size within a 5km radius, suggesting efficient use of available land for a semi-detached home.
Modern Appeal: The property features 4 bedrooms and 3 bathrooms, matching the median configuration of 4 beds and 3 baths within the 5km radius, indicating a desirable and practical layout for families.
Hypothesis: Investing an estimated €8,000-€12,000 to upgrade the A3 BER to an A1 rating could potentially increase the property's value by €15,000-€20,000, leveraging the strong market preference for premium energy efficiency and further differentiating it from the 100% BER unknown properties in the wider dataset.
Amenities
Transport Network: While specific routes aren't listed for Celbridge, its 'Dublin' designation implies access to commuter routes; however, detailed local transport analysis is needed to confirm links like Dublin Bus routes 25, 66, 67 and proximity to rail stations.
Local Services: The area is expected to offer a range of amenities typical for its location, including educational facilities, healthcare access, and shopping options, though specific names like schools, supermarkets, and clinics are required for definitive assessment.
Family Focus: Celbridge is a well-established residential area, likely providing numerous family-friendly amenities such as parks like Castletown Estate, childcare facilities, and primary/secondary schools, enhancing its appeal to families.
Hypothesis: The proximity of Celbridge to Dublin city, combined with its status as a mature residential town, suggests that future infrastructure development, potentially including enhanced public transport links or Luas extension considerations, could significantly boost property values within a 3km radius.
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.