909 Ladycastle, The K Club, Straffan, Co. Kildare, W23 DH60
12 homes sold nearby. See what they went for — and what to bid on this one.
€1,650,000 · 4 Bed · 5 Bath · 353m² · Detached
Market Position
At the Upper End of Local Sales
At €1,650,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
12 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 €1,650,000, 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 €82,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,650,000, 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.
€82,500
That's what overbidding by just 5% on a €1,650,000 home costs you — before interest.
A €19 check before a €1,650,000 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 12 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,650,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 72% 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
€1,650,000
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
12
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 916 Ladycastle, The K Club, Straffan, Kildare | 2025-06-27 | 320.1m² | |
| 906 Ladycastle, The K Club, Straffan, Kildare | 2025-06-27 | 360.1m² |
Transactions within a 3.0km 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: With a C1 BER rating, this 353m² property offers good energy efficiency, potentially saving around €600-€1,000 annually compared to a D-rated property of similar size.
Details
- Spacious Luxury Layout: The property boasts a very generous size of 353m² with 4 bedrooms and 5 bathrooms, indicating a design focused on luxury and ample personal space for occupants.
- Detached Home Appeal: As a detached property, it offers superior privacy and potential for expansion or landscaping compared to semi-detached or terraced homes, which enhances its market desirability.
- Hypothesis: The generous footprint and high bath-to-bed ratio suggest this property caters to high-end buyers prioritizing spacious, self-contained luxury living rather than purely maximising bedroom count for rental potential.
Amenities
Car-Dependent Connectivity: The property in Straffan, Co. Kildare, relies heavily on private transport, with Sallins & Naas Train Station (for Dublin Heuston) approximately 10km away and limited local bus services like Bus Éireann route 126 serving nearby areas.
Details
- Exclusive Lifestyle & Education: Enjoy direct access to The K Club's world-class golf and spa amenities, with local educational options including Straffan National School and secondary schools like Newbridge College within a 10-15km drive.
- Local & Regional Services: Straffan village offers basic amenities, while comprehensive shopping (e.g., Tesco, Dunnes Stores) and healthcare (Naas General Hospital) are found in nearby towns like Clane and Naas, typically 5-15km away.
- Hypothesis: The property's appeal is strongly tied to its exclusive K Club setting, drawing buyers who prioritize premium on-site leisure facilities and a private, rural lifestyle over immediate access to extensive urban public transport networks and walkability.
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.