Neidín, Rahilla, Kildare, Co. Kildare, R51 DY22
38 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 4 Bed · 3 Bath · 194m² · Detached
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 38 recent closed sales nearby. There's room to negotiate — seller leverage is 4.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
38 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 €695,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 38 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
38 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 below 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 13% year-on-year, based on the trailing 36-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
38
Transactions Analysed
Within 5.0km
20 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 · 38 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Rahilla, Dunmurray Road, Kildare Town, Kildare | 2024-02-09 | 180m² | |
| Inisheer, Dunmurray Rd, Kildare Town, Kildare | 2024-03-15 | 153m² |
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
Exceptional Energy Efficiency: The A2 BER rating suggests annual energy costs of €800-€1,200, a saving of €1,000-€1,400 annually compared to a D-rated property of similar size in the area.
Generous Proportions: At 194m², this 4-bedroom, 3-bathroom detached home offers ample living space, exceeding the typical size expectations for many properties in the surrounding 3km radius.
Value Optimization Potential: While the property boasts an A2 BER, investing in minor smart home technology integration could further enhance its appeal and potentially add €5,000-€10,000 to its value, with a payback period of under 5 years.
Hypothesis: Given the A2 BER, the market may be undervaluing the long-term operational savings, creating an opportunity for buyers to benefit from immediate cost reductions while potentially seeing capital appreciation as energy efficiency becomes an even greater selling point.
Amenities
Limited Direct Transport: While outside Dublin, the area is not directly served by Luas, DART, or specific named bus routes within immediate proximity, suggesting reliance on private transport for connectivity.
Local Services Present: The R51DY22 postcode is near general shopping facilities and primary schools, common in suburban Kildare, but lacks the density of retail and educational institutions found closer to major urban centers.
Suburban Lifestyle: The location offers a more rural setting, with amenities likely concentrated in the nearby town of Kildare, implying a need for travel to access a wider range of restaurants, cafes, and larger retail centers.
Hypothesis: The property's location 'outside Dublin' suggests it may appeal to buyers seeking a quieter lifestyle, but the lack of specific named public transport routes and immediate proximity to major retail hubs means its value proposition is heavily dependent on the buyer's commuting habits and local service reliance.
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.