Apt 31 The Court, Hazelhatch Park, Celbridge, Co. Kildare, W23 KDH4
14 homes sold nearby. See what they went for — and what to bid on this one.
€298,000 · 2 Bed · 2 Bath · 75m² · Apartment
Market Position
Below Typical Sale Prices
At €298,000, 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.
14 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 €298,000, 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 €14,900 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €298,000, 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.
€14,900
That's what overbidding by just 5% on a €298,000 home costs you — before interest.
A €19 check before a €298,000 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 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
14
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±6%
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 |
|---|---|---|---|
| Apartment 32, The Court, Hazelhatch Park, Kildare | 2025-11-28 | 75m² | |
| 72 The Square Hazelhatch Park, Celbridge, Kildare, Kildare | 2025-12-02 | 75m² |
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 Cost Savings: With a C1 BER rating, this property offers good energy efficiency, with estimated annual energy costs around €1,200-€1,600, significantly lower than the €1,800-€2,200 for a D-rated property of similar size, potentially saving €600-€1,000 annually.
Optimal Configuration: The 75m² apartment offers a practical 2-bedroom, 2-bathroom layout, which is highly desirable for singles, couples, or small families seeking efficient living space, especially when compared to the 3-bedroom median for sold properties in the 5km area.
Turnkey Appeal: The C1 BER rating suggests a well-maintained property requiring minimal immediate energy upgrades, enhancing its appeal as a move-in-ready home for buyers prioritising efficiency and avoiding renovation costs.
Hypothesis: As energy efficiency becomes increasingly important to Irish buyers due to rising utility costs and climate awareness, this property's C1 BER rating will become a stronger market differentiator, attracting premium buyers who recognise the long-term savings and lower environmental footprint, potentially commanding a higher premium compared to properties with poorer BERs.
Amenities
Excellent Rail Connectivity: The property benefits from proximity to Hazelhatch & Celbridge Train Station, offering direct commuter services to Dublin Heuston, ensuring convenient access for city commuters.
Comprehensive Local Services: Celbridge offers extensive lifestyle amenities including major supermarkets like SuperValu and Tesco, local shops, and cafes along its Main Street, catering to daily needs and leisure.
Strong Family Infrastructure: The area boasts reputable educational facilities such as Salesian College Celbridge, St. Wolstan's Community School, and Scoil Naomh Padraig, alongside various childcare facilities, making it highly attractive for families.
Hypothesis: Celbridge's blend of established transport links (train & bus routes to Dublin), comprehensive local amenities, and excellent schools creates a 'commuter sweet spot' that will continue to attract a diverse range of buyers, from young professionals to growing families, ensuring sustained demand and upward pressure on property values in this specific locale.
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.