LOT 1: c. 0.84 acres, Gormanstown, Kilcullen, Co. Kildare, R56 YA38
16 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 4 Bed · 2 Bath · 165m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 16 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
16 closed sales nearby · 19mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €24,481 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€24,481
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
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.
No asking price is listed. The chart shows the verified closed sales distribution for 16 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
19 months
Data Freshness
Most recent sale age
±20%
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 |
|---|---|---|---|
| Grange Beg, Dunlavin, County Kildare, Kildare | 2025-08-25 | 761m² | |
| Grange Beg, Dunlavin, Kildare, Kildare | 2023-12-13 | 149m² |
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: Upgrading the C3 BER rating could cost €7,000-€10,000 and potentially increase property value by €10,000-€15,000 by aligning with higher-rated comparable properties.
Energy Cost Savings: A C3 BER rating suggests annual energy costs of approximately €1,500-€1,900, which is €300-€700 higher than comparable A2-rated properties in the area.
Generous Space: At 165.0m² with 4 bedrooms and 2 bathrooms, the property offers ample living space that is well-configured for family living and potentially commands a premium in a market with limited nearby listings.
Hypothesis: Given the property's C3 BER rating and the typical higher energy costs associated with it, a buyer might see an opportunity to significantly enhance long-term value and reduce running costs through targeted energy efficiency upgrades, particularly if similar properties in the immediate 1km radius have superior BER ratings.
Amenities
Transport Connectivity: While specific routes are not provided, Kilcullen's location outside Dublin implies potential reliance on local bus services like Local Link Kildare or driving to nearby train stations such as Newbridge (approx. 10km away).
Local Facilities: The area offers access to essential services with primary schools like Kilcullen NS and secondary schools such as Cross & Passion College, along with local shops and healthcare facilities in Kilcullen town centre.
Rural Lifestyle: The c. 0.84-acre plot provides significant outdoor space, aligning with a lifestyle focused on privacy and rural living, with access to local walking routes along the River Liffey and surrounding countryside.
Hypothesis: The property's location outside Dublin, while offering rural appeal, might face a 'commuter penalty' due to its distance from major transport hubs like Dublin City or larger towns with extensive amenities, suggesting that its value proposition is more strongly tied to lifestyle and local community than to extensive urban connectivity.
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.