Knockacrin, The Swan, Athy, Co. Kildare, R14 DW60
7 homes sold nearby. See what they went for — and what to bid on this one.
€850,000 · 5 Bed · 6 Bath · 274m² · Detached
Market Position
At the Upper End of Local Sales
At €850,000, 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.
7 closed sales nearby · 6mo recency · Low 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 €850,000, 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 €42,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €850,000, 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.
€42,500
That's what overbidding by just 5% on a €850,000 home costs you — before interest.
A €19 check before a €850,000 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 7 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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 median of comparable sales. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 46% 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
€850,000
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
7
Transactions Analysed
Within 5.0km
6 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Knockacrin, The Swan, Athy, Laois | 2026-01-27 | 245m² | |
| Luggacurran, Wolfhill, Laois, Laois | 2024-05-30 | 138m² |
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 B3 BER rating suggests good energy efficiency, with annual energy costs likely in the range of €1,300-€1,800, compared to €2,000-€2,800 for a G-rated property of similar size.
Generous Space: At 274.0m² with 5 bedrooms and 6 bathrooms, this property offers ample living space, exceeding typical family home configurations in many areas and suggesting a high-value offering for larger households.
Value Optimization Potential: Upgrading from a B3 BER to a B2 could cost approximately €4,000-€6,000 and potentially increase the property's value by €7,000-€10,000, offering a modest but tangible return on investment.
Hypothesis: Given the B3 BER rating and the property's substantial size, the current asking price is positioned as a premium for quality and space. If the internal condition and finishes are commensurate with the size and BER, it could support the valuation; however, any deficiency in these areas would significantly impact its market appeal relative to the investment required.
Amenities
Limited Direct Public Transport: Based on the R14DW60 postcode in Athy, Co. Kildare, direct access to specific Dublin Bus routes, Luas, or DART stations is unlikely; travel to these amenities would require car transport or multiple local bus connections, potentially to Athy town bus station.
Local Services: The Swan and Athy areas offer essential local amenities including shops like Tesco and Lidl in Athy, and potentially smaller local shops. Healthcare access would likely involve local GPs and pharmacies, with larger hospitals such as Naas General Hospital being a considerable distance away.
Rural Lifestyle Amenities: While specific restaurants and cafes in The Swan are not detailed, Athy offers a range of dining options. Green spaces would include local parks in Athy and countryside walks surrounding the property, with fitness facilities likely available in Athy town.
Hypothesis: The property's location in The Swan, Athy, while offering a rural lifestyle, implies a reliance on private transport for accessing wider amenities. This makes its appeal strongest to buyers prioritizing space and tranquility over immediate access to urban transport hubs and a dense retail/entertainment scene, which could cap its valuation ceiling compared to properties closer to major transit links.
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.