Apartment 20, Dun Na Rí, Coneyboro, Athy, Co. Kildare, R14 FK61
11 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 3 Bed · 2 Bath · 140m² · Apartment
Market Position
At the Upper End of Local Sales
At €235,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
11 closed sales nearby · 7mo 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 €235,000, 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 €11,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €235,000, 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.
€11,750
That's what overbidding by just 5% on a €235,000 home costs you — before interest.
A €19 check before a €235,000 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
From €19 for your strategy on a €235,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 24% 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
€235,000
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
11
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
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 |
|---|---|---|---|
| 15 Dun Na Ri, Coneyboro, Athy, Kildare | 2025-06-13 | 97.6m² | |
| 15 Marina Court, Athy, Kildare, Kildare | 2025-06-04 | — |
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 B2 Advantage: The B2 BER rating offers moderate energy efficiency; upgrading to a B1 could cost an estimated €4,000-€6,000 and potentially increase property value by €6,000-€9,000, while annual savings compared to a D-rated property would be approximately €800-€1,200.
Details
- Spacious Living: With 140m² of living space, this apartment is 28% larger than the average 3-bedroom apartment size implied by the 10km median sale price metrics (assuming ~109m² for a €245k sale), offering good value for its size.
- Value Optimization Opportunity: The asking price of €235,000 for a 140m², 3-bed, 2-bath apartment with a B2 BER suggests potential for value optimization through targeted cosmetic upgrades, as the average asking price within 100km is significantly higher at €346,776.
- Hypothesis: The provided data lacks specific BER ratings for comparable sold properties within 5km, making a direct comparison difficult; however, the prevalence of 'BER unknown' across all market metrics (100%) suggests that BER is not yet a primary driver of value in this specific micro-market, creating an opportunity for properties with documented good BER ratings to command a premium once awareness increases.
Amenities
Connectivity to Athy: The property is located in Athy, Co. Kildare, which is served by local bus services and is on the Kildare train line, offering direct rail access to Dublin Heuston.
Details
- Local Services Access: Within Athy town, residents have access to St. Michael's Parish Primary School, Athy Vocational School, Athy District Hospital, multiple pharmacies, and supermarkets like Tesco and Dunnes Stores, supporting daily needs.
- Green Space and Recreation: Coneyboro offers local parkland, and nearby attractions include Woodstock House and Gardens and the Grand Canal for walking and cycling, contributing to a good quality of life.
- Hypothesis: Given Athy's location outside the immediate Dublin commuter belt, the primary driver for future value appreciation will likely be the development of local infrastructure and job creation within Athy itself, rather than its connectivity to Dublin, as indicated by the larger price differences and growth rates observed in broader 50km and 100km radius markets compared to the 10km radius.
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.