Apartment 19, Abbey Manor, Roseberry, Newbridge, Co. Kildare, W12 N230
14 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 2 Bed · 2 Bath · 70m² · Apartment
Market Position
At the Upper End of Local Sales
At €315,000, 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.
14 closed sales nearby · 6mo 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 €315,000, 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 €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 median of comparable sales. 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
Financial Exposure · 27% 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
€315,000
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 · High
14
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±8%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 4 Block 8, College Farm St, Newbridge, Kildare | 2025-09-10 | 67m² | |
| Unit 4 Block 7, College Farm Road, Newbridge, Kildare | 2025-03-13 | 59.1m² |
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
C1 BER Advantage: A C1 BER rating offers moderate energy efficiency, resulting in estimated annual energy costs of €1,200-€1,600, compared to €1,800-€2,400 for D-rated properties of similar size.
Space Efficiency: At 70m², this 2-bedroom, 2-bathroom apartment offers a balanced layout with a price per square meter of approximately €4,500 based on the asking price, aligning with the 1km median of €3,495.
Value Optimization: While the BER is C1, targeted upgrades to a B2 rating could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a good return on investment.
Hypothesis: The €91,013 standard deviation in sale prices within 1km suggests a market where property condition and specific features play a significant role in price differentiation, implying that minor cosmetic or efficiency upgrades could disproportionately boost this apartment's value.
Amenities
Transport Connectivity: The area is served by Dublin Bus routes such as the 25A, 66A, and 67, offering direct links to Dublin city and surrounding towns.
Local Amenities: Proximity to Newbridge town centre provides access to The Courtyard Shopping Centre, along with various supermarkets like Dunnes Stores and Lidl.
Family & Healthcare Access: Located near St. Conleth's Community College and within reach of Naas General Hospital, offering good services for families and healthcare needs.
Hypothesis: While Newbridge has existing infrastructure, the 'Outside Dublin' designation combined with specific bus routes suggests a commuter-focused market; future infrastructure developments or improved express bus services could significantly enhance commute times and property desirability, potentially driving a higher location premium.
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.