apartment 18, roseview, the orchard, sallins road, naas, co. kildare, w91 dvy1
36 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 2 Bed · 2 Bath · 82m² · Apartment
Market Position
At the Upper End of Local Sales
At €385,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
36 closed sales nearby · 9mo 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 €385,000, 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 €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €385,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
36 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
36
Transactions Analysed
Within 1.5km
9 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 · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt.8 - Rose View, The Orchard, Sallins Rd. Naas, Kildare | 2025-07-01 | 83m² | |
| Apartment 14 Rose View, The Orchard, Oldtown Demesne, Kildare | 2025-04-11 | 83m² |
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
Energy Efficiency Advantage: With an A2 BER rating, this property's annual energy costs are estimated at €800-€1,200, significantly lower than €1,800-€2,200 for a D-rated property of similar size, potentially saving €1,000-€1,400 annually.
Details
- Compact Living: At 82m² with 2 bedrooms and 2 bathrooms, the apartment offers efficient modern living, contrasting with the larger median 4-bedroom, 3-bathroom properties found within the 5km radius.
- Market Appeal: The property's modern 2-bed, 2-bath configuration and top-tier A2 BER rating are highly desirable features, especially considering that the raw data indicates 100% of nearby properties lack known BER ratings, making this a standout offering.
- Hypothesis: The superior A2 BER rating and efficient layout position this apartment as a premium choice for eco-conscious buyers in Naas, potentially commanding a higher per-square-meter value compared to older, less efficient stock that makes up the bulk of local listings.
Amenities
Commuter Connectivity: The property benefits from excellent transport links, being approximately 2.5km from Sallins Train Station, which provides direct commuter rail services to Dublin Heuston, complemented by private bus operators like JJ Kavanagh & Sons and K Express from Naas.
Details
- Comprehensive Lifestyle Access: Residents have strong access to lifestyle amenities, including Monread Shopping Centre (approximately 1km away) for extensive retail options, Naas General Hospital (approximately 2km) for healthcare, and leisure facilities like Naas Racecourse (approximately 3km).
- Family-Friendly Environment: The area is highly suitable for families, with specific educational facilities such as Scoil Bhríde and St. Mary's College within a 2km radius, along with various local childcare facilities and green spaces like Naas Town Moat within walking distance.
- Hypothesis: Naas's ongoing development as a self-sufficient town, enhanced by its strategic location on the M7 motorway and existing public transport infrastructure, will continue to attract residents seeking suburban quality of life with strong connections to Dublin, further underpinning property values in well-serviced areas like The Orchard.
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.