Apartment 33, Derby Lodge, Brownstown Lower, Ballyfair, Co. Kildare, R56 P528
33 homes sold nearby. See what they went for — and what to bid on this one.
€189,000 · 2 Bed · 1 Bath · 58m² · Apartment
Market Position
Below Typical Sale Prices
At €189,000, 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.
33 closed sales nearby · 20mo 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 €189,000, 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 €9,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €189,000, 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.
€9,450
That's what overbidding by just 5% on a €189,000 home costs you — before interest.
A €19 check before a €189,000 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 33 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
33 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 10.2% year-on-year, based on the trailing 36-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
33
Transactions Analysed
Within 5.0km
20 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 · 33 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 24 Derby Lodge, Brownstown, Co Kildare, Kildare | 2023-07-31 | 56.1m² | |
| 8 Derby Lodge Brownstown, The Curragh, Kildare, Kildare | 2025-03-12 | 79.3m² |
Transactions within a 5.0km radius and 36-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 C1 Advantage: With a C1 BER rating, this apartment offers a reasonable energy performance, potentially incurring annual energy costs in the range of €1,300-€1,700, compared to €2,000-€2,600 for a G-rated property of similar size.
Space Efficiency: At 58.0m², this 2-bedroom apartment offers a comfortable living space, aligning well with typical configurations for similar properties in the area, suggesting good space utilization.
Value Optimization: While a BER upgrade from C1 to B2 could cost approximately €7,000-€10,000 and potentially increase property value by €10,000-€15,000, the current rating is acceptable and does not represent a significant financial burden.
Hypothesis: The C1 BER rating, while not top-tier, positions this property as energy-conscious relative to older stock; however, a focused investment in improving insulation and heating systems, costing an estimated €5,000, could elevate it to a B3 rating, potentially attracting buyers willing to pay a €7,000-€10,000 premium within 6-12 months.
Amenities
Transport Hub Potential: While specific routes are not provided, the R56P528 postcode in Ballyfair, Co. Kildare, is typically served by local bus services connecting to larger transport hubs like Naas or Newbridge, which offer further connectivity to Dublin.
Local Services Access: The Ballyfair area typically offers essential local amenities including a post office, a local shop, and a primary school, enhancing day-to-day convenience for residents.
Green Space Proximity: While specific parks are not listed, Co. Kildare is known for its equestrian heritage and numerous country walks, suggesting potential for accessible green spaces within a short drive, which are often a key draw for apartment buyers seeking balance.
Hypothesis: The 'outside Dublin' location suggests a reliance on local transport for initial connectivity, likely involving Dublin Bus routes or local link services to reach a nearby train station (e.g., Sallins or Naas), making the commute time to Dublin city centre a critical factor, likely between 45-75 minutes, which significantly impacts buyer appeal for commuters.
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.