Orchard View, Kilteel, Naas, Co. Kildare, W91 XRF9
39 homes sold nearby. See what they went for — and what to bid on this one.
€635,000 · 5 Bed · 3 Bath · 120m² · Bungalow
Market Position
At the Upper End of Local Sales
At €635,000, 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.
39 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
Before you bid €635,000, 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 €31,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €635,000, 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.
€31,750
That's what overbidding by just 5% on a €635,000 home costs you — before interest.
A €19 check before a €635,000 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 39 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
39 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 7.6% year-on-year, based on the trailing 36-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 48% 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
€635,000
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 · High
39
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 · 39 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Yellow House, Blackdown, Kilteel, Kildare | 2025-07-11 | 327.1m² | |
| Coldstream Farm, Kilteel, Naas, Kildare | 2023-09-11 | 404m² |
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 C3: Upgrading the BER rating from C3 to B2 could cost an estimated €4,000-€7,000 and potentially increase the property's value by €8,000-€12,000, offering a good return on investment.
Generous Size: With 120m² of living space, this 5-bedroom bungalow offers ample room, which is a strong selling point for families or those seeking additional space, aligning well with a desire for spacious living.
Value Optimization Potential: While the property is a bungalow, its C3 BER rating suggests potential for energy efficiency upgrades. Investing in insulation and heating system improvements could enhance its market appeal and reduce future running costs.
Hypothesis: The C3 BER rating, while not poor, represents a tangible opportunity for value enhancement. Further investment in energy efficiency measures could position this bungalow to outperform similar C-rated properties in terms of desirability and long-term cost savings, particularly in an area where larger homes are in demand.
Amenities
Connectivity Challenges: Kilteel is not directly served by Luas, DART, or major train stations; closest train stations are likely in Naas or Sallins, requiring car or bus transport, with Dublin Bus routes potentially limited and requiring longer commutes.
Local Services Limited: Specific details on nearby schools, healthcare facilities, and extensive retail centres are not provided in the raw data, suggesting potential reliance on nearby towns like Naas or Dublin for comprehensive services.
Limited Walkability: As a rural/semi-rural location, walkability to extensive amenities such as shops, restaurants, or large parks is likely limited, with residents typically requiring a car for most errands and leisure activities.
Hypothesis: The property's rural setting in Kilteel, while offering peace and quiet, places a significant emphasis on private vehicle ownership for accessing essential services and amenities, which could limit its appeal to a segment of the Dublin commuter market seeking integrated public transport and high walkability.
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.