The Cottage, Sheane, Rathangan, Co. Kildare, R51 V407
7 homes sold nearby. See what they went for — and what to bid on this one.
€489,950 · 4 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €489,950, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 12mo recency · Moderate 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 €489,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €489,950, 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.
€24,498
That's what overbidding by just 5% on a €489,950 home costs you — before interest.
A €19 check before a €489,950 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €489,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Avalon, Sheane, Clonbullogue Rd, Kildare | 2025-03-28 | 109m² | |
| 5 Rathangan Manor, Bracknagh Road, Rathangan, Kildare | 2025-08-05 | 133m² |
Transactions within a 3.0km 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 Rating Investment: The C1 BER rating indicates potential for improvement; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Details
- Size Advantage: At 120m², this 4-bedroom detached property is well-proportioned for its size category, offering ample living space compared to the 3-bedroom median within 100km.
- Energy Cost Comparison: A C1 BER rating results in annual energy costs estimated at €1,500-€1,900, which is approximately €300-€700 higher than a B2-rated property of similar size.
- Hypothesis: The current C1 BER rating represents a tangible opportunity for value enhancement. Investing in a targeted energy efficiency upgrade, such as improved insulation and a modern heating system, could not only reduce annual energy bills by an estimated €300-€700 but also unlock a significant capital uplift of 15-20% on the upgrade cost, making it a financially prudent investment.
Amenities
Transport Connectivity: While the specific local area is outside Dublin, a 100km radius analysis shows a median of 2 bathrooms and 3 bedrooms, but this property offers 4 bedrooms and 2 bathrooms, providing more family accommodation.
Details
- Lifestyle Access: The property is located outside Dublin, which generally means a quieter lifestyle, but specific details on local schools like Kildangan National School or shops such as the Supervalu in Kilcullen are missing from the data, making definitive lifestyle assessment challenging.
- Commuter Challenge: Being 'outside Dublin' without specific transport data (e.g., bus routes to Dublin city) implies potential longer commute times and reliance on private transport, which could be a drawback for some buyers.
- Hypothesis: The 'outside Dublin' designation, coupled with a lack of specific transport links (bus numbers, train station names, or Luas/DART access) within the provided data, suggests that this property's value may be significantly influenced by the availability and quality of local, rather than regional, amenities and transport infrastructure, potentially limiting its appeal to a specific buyer demographic.
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.