clonegath, monasterevin, co. kildare, w34 p620
16 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 2 Bed · 1 Bath · 75m² · Detached
Market Position
Below Typical Sale Prices
At €220,000, 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.
16 closed sales nearby · 23mo 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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
Statistical Confidence · High
16
Transactions Analysed
Within 5.0km
23 months
Data Freshness
Most recent sale age
±17%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Killmanor Kill Hill, Monasterevin, Kildare, Kildare | 2025-01-23 | — | |
| Ballyfarsoon, Monasterevin, Kildare, Kildare | 2023-11-17 | 125m² |
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 Improvement Opportunity: With a D2 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, offering a significant return on investment.
Energy Cost Savings Potential: While D2 rated properties typically incur annual energy costs of €1,800-€2,200, an upgrade to a B-rated BER could reduce these costs to €800-€1,200, saving a homeowner €1,000-€1,400 annually.
Size & Configuration Context: At 75m² with 2 bedrooms and 1 bathroom, this detached property is smaller than the median 3-bedroom, 2-3-bathroom homes found in the 5km and 10km radii, potentially appealing to smaller households or first-time buyers.
Hypothesis: Given the prevailing market trend of smaller 2-bedroom homes being less common than 3-bedroom properties in the Monasterevin area, an investment in a full energy efficiency retrofit and a potential internal re-layout to create additional versatile space could uniquely position this property to attract a broader buyer pool and maximize its sale price.
Amenities
Strategic Transport Access: The property benefits from its proximity to Monasterevin Train Station (approx 2-3km), providing direct rail links to Dublin Heuston, and excellent access to the M7 motorway via Junction 13/14 for convenient road travel.
Community & Lifestyle Hub: Monasterevin offers essential amenities including Monasterevin Medical Centre and Burke's Pharmacy (both approx 2-3km), along with recreational opportunities like the Monasterevin Canal Walk for leisure and outdoor activities.
Family & Education Ready: Families have access to local education with Monasterevin National School and St. Paul's Secondary School (both approx 2-3km), complemented by SuperValu Monasterevin (approx 2-3km) for daily shopping needs.
Hypothesis: The balance of rural tranquility at Clonegath with swift access to essential town amenities in Monasterevin and excellent rail/motorway connectivity positions this property as highly attractive for buyers seeking a blend of lifestyle and commuter convenience, potentially driving stronger demand compared to more isolated rural properties.
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.