Hortland, Donadea, Co. Kildare, W91 VCX8
16 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 4 Bed · 2 Bath · 135m² · Detached
Market Position
Priced Within Local Sold Range
At €485,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 sits marginally above the median of comparable sales. 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
20 months
Data Freshness
Most recent sale age
±14%
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 |
|---|---|---|---|
| Samui, Hortland, Donadea, Kildare | 2025-02-14 | 230m² | |
| 3 Ballagh Wood, Donadea, Kildare, Kildare | 2023-07-27 | 228m² |
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 Efficiency: The property has a 'C' BER rating, which typically translates to annual energy costs of €1,400-€1,800, compared to €800-€1,200 for B-rated properties of similar size in the local area.
Value Enhancement Potential: Upgrading the BER from 'C' to 'B2' would likely cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, offering a sound investment for energy efficiency improvements.
Size Standard: With 135m² and 4 bedrooms, the property is well-proportioned and aligns with the typical size of detached family homes in suburban Kildare, offering good space efficiency for its type.
Hypothesis: Given the 'C' BER rating, a strategic investment in insulation and heating upgrades could significantly reduce annual energy bills by €400-€600, while simultaneously adding a value premium of €3,000-€5,000 per BER improvement band, making it an attractive proposition for cost-conscious buyers.
Amenities
Transport Links: While specific routes are not provided, properties in Co. Kildare typically benefit from Bus Éireann services to Dublin and nearby towns, with the nearest train station likely being Sallins or Naas for commuter access to Dublin city.
Local Services: The area around Donadea, Co. Kildare, would typically include local primary schools such as Scoil na Mainistreach in Celbridge, with secondary options like Maynooth Community College or Coláiste Chiaráin in Leixlip, and shopping facilities available in nearby towns like Celbridge or Naas.
Green Spaces: Donadea Forest Park itself offers significant walking routes and recreational opportunities, contributing to a high quality of life and providing excellent 'lifestyle amenities' for residents.
Hypothesis: The 'outside Dublin' location suggests a reliance on private transport, but the presence of Donadea Forest Park and the proximity to towns like Celbridge offer a balance of rural tranquility and access to essential services, making it appealing for families seeking a more suburban lifestyle with manageable commutes.
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.