Hartwell Lower, Kill, Co. Kildare
4 homes sold nearby. See what they went for — and what to bid on this one.
€700,000 · 4 Bed · 2 Bath · 128m² · Apartment
Market Position
Significantly Above Local Sales
At €700,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 28mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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 above the size-adjusted median. 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.
Financial Exposure · 92% 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
€700,000
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 · Low
4
Transactions Analysed
Within 5.0km
28 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 51 Embassy Manor, Kill, Kildare, Kildare | 2024-12-06 | 100m² | |
| 27 Embassy Manor, Kill, Kildare, Kildare | 2023-06-15 | 110m² |
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 C1 Efficiency: The C1 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while lowering annual energy costs from an estimated €1,300-€1,700 to €800-€1,200.
Details
- Spacious Apartment: At 128.0m², this 4-bedroom apartment offers significant living space, positioning it as a large property within the apartment category and potentially attractive to families seeking more room.
- Value Optimization Potential: While the BER is not poor, investing in targeted energy efficiency upgrades (e.g., insulation, draft-proofing) could optimize value and appeal, especially given the C1 rating suggests room for improvement.
- Hypothesis: The C1 BER rating, while not poor, represents a missed opportunity for significant value enhancement; a strategic investment of €10,000 to achieve a B1 rating could yield a €20,000+ increase in market value and substantially lower ongoing running costs, making it a more competitive offering.
Amenities
Transport Connectivity: While the location is noted as Dublin, specific public transport links like actual bus routes (e.g., Dublin Bus routes 25, 66, 67 serving nearby areas), train stations (e.g., Sallins and Naas Station approximately 5km away), or Luas/DART lines are not explicitly provided for Hartwell Lower, Kill.
Details
- Limited Local Service Data: Specific details on educational facilities (e.g., primary schools like St. Anne's National School, secondary schools like Naas CBS), healthcare access (e.g., Naas General Hospital), shopping (e.g., Liffey Valley Shopping Centre within driving distance), and lifestyle amenities (e.g., Punchestown Racecourse nearby) are not detailed in the provided data.
- Walkability Assessment: The provided data does not contain information on actual walking routes or pedestrian infrastructure within Hartwell Lower, Kill, making an assessment of its walkability and local service access impossible.
- Hypothesis: Given the lack of detailed amenity data and the 'Dublin' designation for a Co. Kildare address, there's a strong possibility that this property's appeal is heavily reliant on private transport and its proximity to key arterial routes into Dublin city, which are not detailed but would be critical for buyer interest.
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.