carrowbeg, allenwood south, lullymore, co. kildare, w91 p230
9 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 3 Bath · 159m² · Bungalow
Market Position
Below Typical Sale Prices
At €395,000, 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.
9 closed sales nearby · 8mo recency · Moderate 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, 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 · Moderate
9
Transactions Analysed
Within 3.0km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Allenwood South, Naas, Kildare, Kildare | 2025-09-30 | — | |
| Beechwood House, Allenwood South, Naas, Kildare | 2025-09-11 | 220m² |
Transactions within a 3.0km radius and 24-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
Smart Energy Choice: Boasting a C3 BER rating, this bungalow offers solid energy performance, likely resulting in annual energy costs of €1,500-€2,000, which can save owners €500-€1,000 annually compared to less efficient D-rated homes of similar size (estimated €2,000-€2,500).
Details
- Generous Proportions: At 159m² with 4 bedrooms and 3 bathrooms, this property is significantly larger than the median 3-bed, 2-bath homes in both the 5km and 20km radii, appealing to families seeking ample space.
- Premium Configuration: With 4 bedrooms and 3 bathrooms, this bungalow exceeds the median bedroom and bathroom count across most local radii (5km, 10km, 20km), positioning it as a premium offering in terms of living space and functionality.
- Hypothesis: The existing C3 BER provides a strong base; a strategic investment of €5,000-€10,000 to upgrade to a B2 or A-rated system could enhance market appeal, significantly reduce energy bills, and potentially add €10,000-€20,000 to the property's long-term market value.
Amenities
Car-Dependent Connectivity: Positioned in rural Kildare, commuting primarily relies on private transport with the M7 motorway accessible via Newbridge (approx. 20km), offering direct routes to Dublin, while Sallins & Naas Train Station (approx. 20km) provides commuter rail services.
Details
- Rural Lifestyle & Family Focus: Located adjacent to Lullymore Heritage & Discovery Park, the property is convenient for family outings, with local primary schools like Allenwood National School (approx. 5km) and essential services available in nearby Allenwood village.
- Convenient Local Services: Daily needs are met by local shops and pharmacies in Allenwood (approx. 5km), with comprehensive shopping, healthcare at Naas General Hospital (approx. 20km), and a broader range of amenities in Newbridge (approx. 20km) requiring a short drive.
- Hypothesis: The property's appeal for buyers seeking a tranquil, spacious rural lifestyle with good access to larger towns via car and train makes it particularly attractive to families and remote workers, suggesting sustained demand as these preferences continue to grow post-pandemic.
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.