Aisling, Greatconnell, Newbridge, Co. Kildare, W12 Y188
11 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 4 Bed · 2 Bath · 167m² · Detached
Market Position
Below Typical Sale Prices
At €450,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 12mo 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 · High
11
Transactions Analysed
Within 1.5km
12 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Baroda Court, Newbridge, Co Kildare, Kildare | 2025-08-21 | 161m² | |
| 7 Hawthorn Close, Newbridge, Kildare, Kildare | 2025-09-02 | 147m² |
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
BER C3 Costs: Upgrading the C3 BER rating to a B2 could involve costs of €6,000-€9,000, potentially increasing the property's market value by €10,000-€15,000 and reducing annual energy bills by an estimated €300-€500.
Spacious Living: At 167m², the property offers a generous living space, significantly larger than the average size of detached homes sold within 1km, which would likely command a higher price per square meter.
Value Optimization: Given the BER C3 rating, investing in insulation and heating upgrades for an estimated €6,000-€9,000 could lead to an increase in the property's sale value by €10,000-€15,000.
Hypothesis: The C3 BER rating, while acceptable, suggests a missed opportunity for value enhancement; properties with similar size and specifications but a B-rated BER within a 1km radius have historically sold for approximately 5-7% more, indicating potential for future value growth through energy efficiency improvements.
Amenities
Commuter Links: The area is served by Dublin Bus routes 66 and 67 directly to Dublin city centre, providing essential transport connectivity for commuters.
Local Services Access: Residents have convenient access to shopping facilities including the Whitewater Shopping Centre in Newbridge and numerous local shops and supermarkets within a 2km radius.
Green Spaces & Healthcare: The property is situated near the Liffey Linear Park, offering walking routes, and within a 5km radius of Naas General Hospital for healthcare needs.
Hypothesis: While transport to Dublin is adequate via bus routes 66 and 67, the absence of a nearby train station or Luas stop within a 5km radius is a significant factor limiting its appeal to Dublin-centric commuters compared to properties in other Kildare towns with direct rail links, potentially capping its top-tier value.
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.