Southwinds, Kineagh, The Curragh, Co. Kildare, R56 TF84
25 homes sold nearby. See what they went for — and what to bid on this one.
€800,000 · 5 Bed · 4 Bath · 360m² · Bungalow
Market Position
Below Typical Sale Prices
At €800,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
25 closed sales nearby · 11mo 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 €800,000, 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 €40,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €800,000, 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.
€40,000
That's what overbidding by just 5% on a €800,000 home costs you — before interest.
A €19 check before a €800,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
25 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 3% year-on-year, based on the trailing 24-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
25
Transactions Analysed
Within 3.0km
11 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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8a Kinneagh Cross, Curragh, Kildare, Kildare | 2024-11-06 | 141m² | |
| 7 Rosemount Ct, Walshestown Newbridge, Kildare, Kildare | 2024-07-29 | 168.7m² |
Transactions within a 3.0km radius and 24-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 Rating Opportunity: The C2 BER rating suggests potential for value enhancement; upgrading from C2 to B2 could cost approximately €6,000-€9,000 and is estimated to increase property value by €10,000-€15,000, offering a solid return on investment.
Energy Cost Savings: With a C2 BER rating, annual energy costs are estimated to be €1,500-€2,000, which is approximately €500-€1,000 higher than for a B-rated property of similar size, highlighting an opportunity for long-term savings through efficiency upgrades.
Spacious Layout: The generous 360m² size with 5 bedrooms and 4 bathrooms offers significant space, exceeding typical bungalow configurations and potentially appealing to larger families or those seeking extensive living areas, though its positioning relative to local norms needs further local context.
Hypothesis: While the current C2 BER is adequate, a targeted €8,000 investment in insulation and heating system upgrades could lift the property to a B1 rating, potentially reducing annual energy bills by €700 and increasing the property's market appeal and resale value by €12,000 within 18-24 months.
Amenities
Transport Links: The area is served by Dublin Bus routes 25A, 66, and 67, providing connectivity to Dublin city, and while there are no Luas or DART stations in the immediate vicinity, major transport corridors are accessible within a reasonable driving distance.
Local Services: While specific local schools, shops, and healthcare facilities in Kineagh itself are limited, the larger towns of Newbridge and Naas are nearby, offering a comprehensive range of educational institutions like Newbridge College, retail options such as The Courtyard Shopping Centre, and healthcare services including Naas General Hospital.
Lifestyle and Recreation: The proximity to The Curragh Racecourse and the Curragh Plains offers significant open space for recreation and outdoor activities, contributing to a desirable rural lifestyle, though urban amenities require travel to nearby towns.
Hypothesis: The lack of direct public transport and the reliance on nearby towns for essential services suggest that properties in Kineagh, The Curragh, are primarily attractive to owner-occupiers prioritizing space and a rural setting over urban convenience, potentially limiting demand from those seeking daily public transport access.
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.