Apartment 13, Beech Park Wood, Easton Road, Leixlip, Co. Kildare, W23 X027
15 homes sold nearby. See what they went for — and what to bid on this one.
€199,000 · 1 Bed · 1 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €199,000, 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.
15 closed sales nearby · 11mo 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 €199,000, 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 €9,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €199,000, 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.
€9,950
That's what overbidding by just 5% on a €199,000 home costs you — before interest.
A €19 check before a €199,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 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
15
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±10%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Beechpark Wood, Easton, Leixlip, Kildare | 2025-07-11 | 44m² | |
| 26 Beech Park Wood, Beech Park, Leixlip, Kildare | 2025-03-28 | 78m² |
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 Improvement Opportunity: Upgrading this D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but is projected to increase the property value by €15,000-€20,000, offering a solid return on investment.
Suboptimal Configuration Value: A 120m² apartment with only one bedroom and one bathroom is a significant space inefficiency, likely contributing to its lower valuation compared to similar-sized properties in the area.
Value Optimization Potential: Addressing the D1 BER rating through energy efficiency upgrades and optimizing the layout to better suit market demand for 1-bedroom units could significantly enhance the property's appeal and resale value.
Hypothesis: Given the D1 BER, the cost of potential energy efficiency upgrades (€8,000-€12,000 to reach B2) might deter buyers further, especially when contrasted with the higher-value €261,500 median sale price for 'same_type' apartments within 1km, suggesting a significant capital expenditure is required to align this property with market expectations.
Amenities
Transport Connectivity: Leixlip is served by Dublin Bus routes 25, 66, and 67, offering direct links to Dublin city centre, and is accessible to the Confey train station on the Dublin-Sligo railway line for onward travel.
Local Conveniences: The immediate area benefits from proximity to the Liffey Valley Shopping Centre for retail, as well as local amenities like SuperValu in Leixlip town, and healthcare services at the Maynooth Medical Centre.
Green Spaces & Recreation: Residents can enjoy the nearby Castletown House and parklands, providing extensive walking routes and recreational opportunities, as well as the South Glens stream walk.
Hypothesis: While Leixlip offers reasonable amenities, the lack of a direct Luas or DART link means that commuting to central Dublin via public transport involves a bus journey or train connection, potentially impacting the appeal for those prioritizing speed and convenience over car-dependent travel or local employment.
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.