8 Sycamore Springs, Naas, Co. Kildare, W91 DY82
29 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 2 Bed · 1 Bath · 60m² · Apartment
Market Position
Priced Within Local Sold Range
At €270,000, this home is priced within the typical range of 29 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
29 closed sales nearby · 14mo 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 €270,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
29 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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 6.6% 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
29
Transactions Analysed
Within 1.5km
14 months
Data Freshness
Most recent sale age
±17%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 The Waters Edge, Oldtown Demesne, Naas, Kildare | 2025-04-25 | 94m² | |
| 68 Gleann Na Riogh Dr, Naas, Kildare, Kildare | 2025-11-25 | 71m² |
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 a BER rating of B, this apartment benefits from lower annual energy costs, estimated to be around €1,100 - €1,500, compared to €2,000 - €2,600 for a D-rated property of similar size.
Compact Living: At 60m², this 2-bedroom, 1-bathroom apartment offers a space-efficient layout that is well-suited for individuals or small families, aligning with current demand for manageable living spaces.
Value Optimization: While the BER is good, investing in minor upgrades such as improving insulation or window efficiency could further enhance comfort and potentially increase property value by €5,000-€8,000, representing a smart optimization strategy.
Hypothesis: The B BER rating positions this property favorably against older, less efficient stock. However, the premium for A-rated properties in this market is growing; achieving an A3 rating through targeted upgrades could cost approximately €7,000-€10,000 and potentially add €12,000-€16,000 in resale value.
Amenities
Commuter Links: While described as 'Dublin' location, Naas, Co. Kildare has key transport links including frequent Dublin Coach bus services to Dublin City Centre and nearby train stations like Sallins, offering good commuter options.
Local Services: The property's location in Naas provides access to a range of amenities including The Square Tallaght shopping centre, Naas General Hospital, and numerous local schools such as St. Mary's National School and Naas Community College.
Green Spaces: Residents can enjoy nearby parks such as the Punchestown Racecourse grounds for walks and recreation, alongside various cafes and restaurants within Naas town centre.
Hypothesis: The proximity to major arterial routes like the M7 motorway, coupled with the ongoing development of public transport infrastructure in the wider Kildare region, suggests that properties in Naas will continue to see increased desirability from Dublin commuters, potentially driving further value appreciation due to enhanced connectivity.
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.