Ashleigh House, Corbally, Celbridge, Co. Kildare, Celbridge, Co. Kildare, W23 F80K
37 homes sold nearby. See what they went for — and what to bid on this one.
€2,850,000 · 6 Bed · 4 Bath · 487m² · Detached
Market Position
At the Upper End of Local Sales
At €2,850,000, 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.
37 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 €2,850,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €142,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,850,000, 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.
€142,500
That's what overbidding by just 5% on a €2,850,000 home costs you — before interest.
A €19 check before a €2,850,000 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 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €2,850,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
37 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 6.6% year-on-year, based on the trailing 36-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 270% 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
€2,850,000
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
37
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 · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kilwogan, Celbridge, Kildare, Kildare | 2024-04-12 | 120m² | |
| 29 Ballgoran Court, Celbridge, Co Kildare, Kildare | 2023-12-04 | 167m² |
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
Efficient for its Size: With a BER rating of C, this 487m² property offers reasonable energy efficiency, potentially resulting in annual energy costs of €1,500-€2,500, a saving of €500-€1,000 compared to a typical D-rated home of similar substantial size.
Details
- Grand Scale Living: Spanning an expansive 487m² with 6 bedrooms and 4 bathrooms, this '2X Very Large' detached home offers extensive living space, catering to large families or those desiring significant room for various amenities.
- Upgrade Potential: While a C-rated BER is good, investing €10,000-€20,000 to upgrade to a B2 rating could further reduce energy bills and potentially add €20,000-€40,000 to the property's value, enhancing its long-term appeal.
- Hypothesis: The substantial size and configuration of 6 beds and 4 baths, while appealing to a niche market, suggest potential for reconfiguring interior spaces to enhance luxury amenities or optimize modern living flows, further increasing its appeal and value to discerning buyers beyond its current grand scale.
Amenities
Excellent Commuter Links: Celbridge offers strong transport links, with direct access to Dublin via Dublin Bus routes 67 and 67X, plus inter-county services like the 120, 126, and 139, complemented by nearby Hazelhatch & Celbridge Train Station providing rail services to Dublin Heuston.
Details
- Family-Centric Lifestyle: The area boasts comprehensive educational facilities including Scoil Naomh Padraig, St. Patrick's Girls National School, Salesian College Celbridge, and Celbridge Community School, with local childcare options and the expansive Castletown House and Parklands providing significant green space for recreation.
- Convenient Local Services: Residents benefit from easily accessible supermarkets like Tesco, Lidl, and Aldi within Celbridge, a range of local healthcare services including Celbridge Medical Centre and various pharmacies, and while Corbally is semi-rural, the village center offers pedestrian access to shops and cafes.
- Hypothesis: The property's location in Corbally, slightly removed from the immediate Celbridge village core, combines the tranquility of a semi-rural setting with essential urban conveniences, potentially attracting buyers who prioritize privacy and space without sacrificing critical access to high-quality amenities and Dublin-bound transport corridors like the M4 motorway.
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.