"havana", dublin road, celbridge, co. kildare, w23 rx72
9 homes sold nearby. See what they went for — and what to bid on this one.
€1,350,000 · 5 Bed · 4 Bath · 336m² · Detached
Market Position
At the Upper End of Local Sales
At €1,350,000, 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.
9 closed sales nearby · 14mo 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 €1,350,000, 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 €67,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,350,000, 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.
€67,500
That's what overbidding by just 5% on a €1,350,000 home costs you — before interest.
A €19 check before a €1,350,000 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 €1,350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months.
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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 116% 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
€1,350,000
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 · Moderate
9
Transactions Analysed
Within 1.5km
14 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 |
|---|---|---|---|
| Foxbury, Loughlinstown Rd, Celbridge, Kildare | 2024-12-09 | 260m² | |
| 180 Woodview, Castletown Estate, Celbridge, Kildare | 2025-02-13 | 155m² |
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
Superior Energy Efficiency: With a BER B rating, this property offers significant energy cost savings, with annual energy costs estimated at €1,000-€1,500 compared to €2,000-€2,500 for a D-rated property of this substantial 336m² size, potentially saving €1,000-€1,500 annually.
Expansive Living Space: The property's impressive 336m² makes it a 2X Very Large residence, offering considerably more space than the median local property size of 165m² (3km radius), providing ample room for a 5-bedroom, 4-bathroom configuration.
High-Spec Configuration: Featuring 5 bedrooms and 4 bathrooms, this property offers a significantly higher number of facilities compared to the local median of 3.5 bedrooms and 3 bathrooms in the 3km radius, catering to larger families or those desiring extensive amenities.
Hypothesis: The property's exceptional size and BER B rating position it as a future-proof investment, likely commanding a higher premium compared to the average local stock, especially as energy efficiency becomes a more dominant factor in buyer decisions, minimizing the need for costly upgrades.
Amenities
Strategic Transport Links: Celbridge offers excellent connectivity via Dublin Bus routes such as the 67 and 67X, providing direct access to Dublin City Centre, supplemented by the nearby Hazelhatch & Celbridge Train Station for commuter rail services.
Comprehensive Educational & Healthcare Access: The area is well-served by primary schools like Scoil Naomh Bríd and St. Patrick's National School, secondary schools including Celbridge Community School, and convenient access to medical facilities such as Celbridge Medical Centre and local pharmacies within Celbridge.
Diverse Lifestyle & Retail Options: Residents benefit from a range of local amenities including the extensive Castletown House and Parklands for leisure, supermarkets like Tesco Celbridge and Lidl for daily needs, and various local restaurants and cafes in Celbridge Village.
Hypothesis: The blend of strong commuter links, established educational infrastructure, and a vibrant local village atmosphere creates a highly desirable living environment, fostering long-term resident retention and underpinning property values, particularly for family-oriented buyers seeking a balance of urban access and suburban tranquility.
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.