Saint Ailbhe'S Place, Ballinagappa Road, Clane, Clane, Co. Kildare, W91 X7RR
4 homes sold nearby. See what they went for — and what to bid on this one.
€3,000,000 · 2 Bed · 1 Bath · 120m² · Townhouse
Market Position
Significantly Above Local Sales
At €3,000,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 16mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 604% 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
€3,000,000
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
4
Transactions Analysed
Within 5.0km
16 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 68 Abbottfield, Ballinagappa Road, Clane, Kildare | 2025-12-10 | 85m² | |
| 96 Alexandra Walk, Clane, Co Kildare, Kildare | 2024-12-05 | 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
A2 Energy Efficiency: The A2 BER rating signifies excellent energy performance, likely resulting in annual energy costs of €800-€1,200, significantly lower than a D-rated property which would incur €1,800-€2,200.
Details
- Spacious Living: With 120.0m², this townhouse offers generous living space for a 2-bedroom property, above typical configurations in denser urban areas.
- Value Optimization: While its BER rating is excellent, the current €3,000,000 asking price is entirely unsupported by its estimated value of €494,885, representing a severe overvaluation despite quality features.
- Hypothesis: Given the A2 BER rating and substantial 120m² size, the property's true value is likely capped by local comparable sales, not its asking price; any price above €500,000 would be considered a significant premium that is not justifiable by quality alone without strong supporting local sales data.
Amenities
Limited Connectivity: The property's W91X7RR postcode in Clane, Co. Kildare, is not directly served by Dublin Bus routes (e.g., 25, 66, 67) or Luas/DART lines; travel to Dublin city centre would require significant onward travel.
Details
- Sparse Local Services: Specific details on nearby schools (e.g., Scoil Phádraig), healthcare (e.g., Clane General Hospital), and shopping (e.g., Liffey Valley Shopping Centre) are not provided but are likely to be a considerable drive from this location.
- Low Walkability: The Ballinagappa Road location suggests a primarily car-dependent lifestyle, with limited direct pedestrian access to a comprehensive range of amenities.
- Hypothesis: The property's location in Clane, Co. Kildare, with no direct public transport links to Dublin city centre and likely requiring significant travel for essential services, positions it as an outlier for someone seeking a Dublin-centric lifestyle, thus severely limiting its appeal to the Dublin market.
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.