Apt 46 The Avenue, Block A, Abbeylands, Clane, Co. Kildare, W91 X925
18 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 1 Bed · 1 Bath · 41m² · Apartment
Market Position
At the Upper End of Local Sales
At €205,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
18 closed sales nearby · 11mo 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 €205,000, 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 €10,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €205,000, 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.
€10,250
That's what overbidding by just 5% on a €205,000 home costs you — before interest.
A €19 check before a €205,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±10%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 32 The Avenue, Abbeylands, Clane, Kildare | 2025-03-20 | 45m² | |
| 35 The Lodge, Abbeylands, Clane, Kildare | 2025-05-01 | 58m² |
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 Rating Impact: With a C BER rating, this property's annual energy costs are estimated to be €1,200-€1,600, whereas upgrading to a B2 rating (estimated cost of €8,000-€12,000) could reduce these costs to €800-€1,200, offering an estimated annual saving of €400 and a potential value increase of €5,000-€8,000.
Size Efficiency: At 41m², this property is relatively compact for a one-bedroom apartment, representing approximately 85% of the size of the median 1-bedroom apartment sold within 1km over the past 180 days.
Value Optimization Potential: Considering the C BER rating, investing approximately €8,000-€12,000 to improve to a B2 rating could unlock an estimated €5,000-€8,000 in added value and reduce ongoing running costs, making it a worthwhile consideration for future saleability.
Hypothesis: The current BER C rating, while not poor, indicates that strategic energy efficiency upgrades costing €8,000-€12,000 could not only reduce annual bills by an estimated €400 but also position the property to command a higher price premium in a market where energy efficiency is increasingly valued, potentially adding €5,000-€8,000 to its resale value.
Amenities
Transport Connectivity: While described as 'Dublin' location, Clane is in Co. Kildare, meaning direct public transport to Dublin city centre is limited; nearest train options likely require a bus to Sallins or Straffan stations, and Dublin Bus routes such as 120 or 69 service the wider Kildare area, not specifically this address directly.
Healthcare Access: Access to healthcare will require travel; major facilities like Naas General Hospital are approximately 15km away, while local pharmacies and GP services in Clane village would be the primary immediate options.
Lifestyle and Retail: Clane village offers local shops, supermarkets like Tesco, and restaurants; however, for a wider range of retail and dining, residents would typically travel to larger centers like Naas (approx. 15km) or Newbridge (approx. 20km).
Hypothesis: The 'Dublin' designation for a Co. Kildare address suggests a focus on commuter potential, yet the lack of direct public transport links to Dublin city centre within immediate walking distance (requiring likely multiple transfers or reliance on a car) means the property's appeal may be limited to those seeking a more rural lifestyle with occasional trips to the city, impacting its long-term capital growth compared to properties with true Dublin connectivity.
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.