Madison, Church Road, Athy, Co. Kildare, R14 VF62
26 homes sold nearby. See what they went for — and what to bid on this one.
€455,000 · 4 Bed · 3 Bath · 160m² · Semi-D
Market Position
Priced Within Local Sold Range
At €455,000, this home is priced within the typical range of 26 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
26 closed sales nearby · 8mo 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 €455,000, 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 €22,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €455,000, 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.
€22,750
That's what overbidding by just 5% on a €455,000 home costs you — before interest.
A €19 check before a €455,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €455,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
26 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 14.9% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
26
Transactions Analysed
Within 1.5km
8 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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 119 Corran Ard, Kilkenny Rd, Athy, Kildare | 2025-09-01 | 107m² | |
| 30 The Burrows, Coneyboro, Athy, Kildare | 2025-12-03 | 116m² |
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
BER Improvement Potential: The D2 BER rating indicates potential for significant value enhancement; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Details
- Spacious Configuration: With 160m² and 4 bedrooms, this property offers a larger than average footprint compared to the median of 3 bedrooms and a smaller overall size in the 100km radius market, aligning with demand for family homes.
- Value Optimization Opportunity: The property is listed at €455,000 with a D2 BER; investing in energy efficiency upgrades could bridge the gap between its current valuation and its asking price, potentially improving its market appeal and saleability.
- Hypothesis: The current D2 BER rating, while functional, represents a significant cost burden for future occupants. A strategic investment of €10,000-€15,000 in insulation, heating upgrades, and window replacements could not only improve the BER to a C1 or B3, but also unlock an additional €20,000-€30,000 in market value, making the asking price more justifiable.
Amenities
Connectivity to Dublin: Athy is located outside Dublin, and while specific local transport routes are not detailed, the general connectivity to the capital would require consideration of commute times and potential reliance on private transport or limited public transport options.
Details
- Local Educational Access: Athy offers a range of educational facilities including Scoil Éanna, Athy Model School, and Coláiste Iosagáin, catering to primary and secondary education needs within the town.
- Healthcare and Retail Hub: The area benefits from local healthcare services including the Curragh District Hospital (within driving distance) and pharmacies in Athy town, alongside shopping options like the Athy Shopping Centre and local retailers.
- Hypothesis: The property's location outside Dublin, while offering potential for lower property prices than the capital, necessitates a detailed analysis of its specific connectivity to major employment hubs. The absence of direct Luas or DART access means that commuter time savings would need to be weighed against potential driving time and traffic congestion, a factor that often commands a significant value premium for properties closer to urban centers.
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.