9 Garden View Apartments, Naas, Co. Kildare, W91 WKP7
1 homes sold nearby. See what they went for — and what to bid on this one.
€399,000 · 2 Bed · 2 Bath · 88m² · Property
Market Position
Limited Transaction Data
At €399,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 75% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€399,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
1
Transactions Analysed
Within 5.0km
25 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 41 Hunters Wood, Osberstown, Naas, Kildare | 2024-02-29 | — |
Transactions within a 5.0km radius and 36-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
Uncertain BER: The BER rating is pending, preventing an assessment of its energy efficiency and potential annual cost savings compared to properties with known ratings.
Details
- Space Standard: With 88m² for a 2-bedroom, 2-bathroom property, the internal space is standard for its configuration, offering approximately 44m² per bedroom.
- Value Optimization: The pending BER rating presents an opportunity; securing a BER rating of B1 or higher could potentially increase the property's value by €10,000-€15,000, with upgrade costs estimated at €7,000-€11,000.
- Hypothesis: The 'BER_PENDING' status, combined with a complete lack of recent sales data, implies that any buyer will need to conduct thorough due diligence on the property's condition and potential renovation costs, as market comparables are scarce and the energy efficiency is unknown.
Amenities
Transport Links: While the address is in Naas, Co. Kildare, it is specified as being within the 'Dublin' model type, suggesting connectivity to Dublin is a key feature, likely via nearby train stations like Sallins and Naas which serve commuter routes to Dublin.
Details
- Local Services: Naas town centre offers a range of amenities including The Courtyard Shopping Centre, a variety of restaurants such as Two Cooks and Hartley's, and healthcare facilities like Naas General Hospital and multiple pharmacies.
- Green Spaces: Residents can access local parks such as the Naas Town Centre Park and the nearby canal walkway, offering recreational opportunities within walking distance.
- Hypothesis: The property's location in Naas, presented within a Dublin context, suggests a strategy targeting commuters, implying that the value is significantly tied to the ease and speed of access to Dublin city centre via the aforementioned transport links, rather than purely local Kildare amenities.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.