99 Cluain Dara, Derrinturn, Carbury, Co. Kildare, W91 W5K2
7 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 4 Bed · 3 Bath · 157m² · Detached
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 7 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.
7 closed sales nearby · 13mo recency · Moderate 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the size-adjusted median. 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 · Moderate
7
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Cluain Dara, Derrinturn, Carbury, Kildare | 2025-08-21 | 159m² | |
| 7 Cluain Dara, Derrinturn, Carbury, Kildare | 2024-11-20 | — |
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
BER Advantage: With a B3 BER rating, this property offers an advantage over many older stock, meaning annual energy costs are likely to be around €1,100-€1,500, compared to €2,000-€2,600 for an average D-rated property of this size.
Details
- Generous Size: The property's size of 157m² is substantial, offering 21m² more than the 100km median of 136m² (based on median beds of 3), providing ample living space.
- Configuration Potential: While having 4 bedrooms and 3 bathrooms is a strong configuration, a comparison to the 10km radius market where the median beds are 3 suggests this 4-bed configuration might command a premium, but a deeper analysis of local demand for 4-bed homes is needed.
- Hypothesis: While the B3 BER rating is respectable, investing in insulation upgrades and potentially a heat pump (estimated €15,000-€25,000) could elevate the BER to an A rating, potentially increasing property value by €25,000-€40,000 and further reducing annual energy costs by an additional €400-€700, making it a prudent long-term investment.
Amenities
Limited Local Connectivity: The absence of specific bus routes, train stations, or Luas/DART stops listed for Derrinturn suggests that transport connectivity relies heavily on private vehicles, impacting commuter convenience to Dublin.
Details
- Local Services: While specific amenities for Derrinturn are not detailed, proximity to larger towns like Edenderry or Kilcock within a 15-20km radius would typically offer services such as St. Mary's Secondary School, Edenderry Primary School, and larger supermarkets like Dunnes Stores or SuperValu.
- Walkability Assessment: Given the rural setting, walkability is likely limited to local convenience shops or a primary school if present within the immediate village, with most errands and services requiring car transport.
- Hypothesis: The lack of direct public transport links and specific local amenity data for Derrinturn suggests that future infrastructure development, such as a new bus route or improved road access to nearby towns, could significantly boost property values by enhancing commuter appeal and daily convenience, potentially adding 5-10% to future valuations.
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.