Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 61.9% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 0.1km show a median of EUR 991,235 for similar 3-bed detacheds, while the asking price is EUR 1,800,000 (38.2% above our fair value estimate of EUR 1,111,908). We recommend caution and strong negotiation. This property has been listed for 231 days — well above the typical 30-60 day window. Sellers in this
231 days
On market
1207.74 m²
Floor area
BER C3
Energy rating
3 bed
Bedrooms
This is a preview — 3 of 20 sections are open19%
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THE QUESTION
Priced ~62% above our €1112k estimate; 1 red flag, 2 warnings before you bid.
Here's my honest read before you bid. The asking of €1,800,000 is about 62% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There is 1 red flag here I wouldn't ignore — the full report names it and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01An amenity factor your solicitor won’t check — graded a red flag.
02One fails a health screen — and names the test to order — graded a warning.
03A road-safety pattern on the local routes — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €1,800,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 4 findings on this property.
FREE PREVIEW: 1 OF 4 FINDINGS
ⓘ WATCH
231 days on market — anchor eroding
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
1 RED FLAG AND 2 WARNINGS TO UNLOCK
Get the full story before you bid.
An amenity factor your solicitor won’t check
One fails a health screen — and names the test to order
A road-safety pattern on the local routes
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
Beechbrook, 1 Osberstown, Naas0 m · 2026-03 · 4 bed · 153 m² · C1 · match 83
€955,000
Killybegs, Prosperous, Kildare0 m · 2026-02 · 4 bed · 331 m² · match 76
€935,000
12 Rockingham Green, Leixlip, Kildare0 m · 2025-09 · 5 bed · B3 · match 72
€1,072,500
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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Official data
20+ Irish government and industry sources.
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