Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 12.1% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 6.4km over the last 12 months show a median of EUR 301,516 for similar 4-bed detacheds. Our fair value estimate is EUR 347,859, which is 10.8% below the asking price of EUR 390,000. There may be room to negotiate.
2 red flags and 2 warnings identified — see them before you bid
25 days
On market
BER D2
Energy rating
4 bed
Bedrooms
2 bath
Bathrooms
This is a preview — 3 of 20 sections are open18%
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THE QUESTION
Priced ~12% above our €348k estimate; 2 red flags, 2 warnings before you bid.
Here's my honest read before you bid. The asking of €390,000 is about 12% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There are 2 red flags here I wouldn't ignore — the full report names them 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.
01One fails a health screen — and names the test to order — graded a red flag.
02A road-safety pattern on the local routes — graded a red flag.
03A running-cost burden the asking price ignores — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €390,000
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 5 findings on this property.
FREE PREVIEW: 1 OF 5 FINDINGS
ⓘ WATCH
25 days, no cut — anchor holding, for now
Listing-age and cut history shift who holds leverage in the negotiation.
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2 RED FLAGS AND 2 WARNINGS TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
A road-safety pattern on the local routes
A running-cost burden the asking price ignores
An amenity factor your solicitor won’t check
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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
Leemount, Graysland, Athy6.3 km · 2026-02 · 4 bed · 144 m² · C1 · match 71
€410,000
3 Shanrath Rd, Kilkea Rd, Athy6.2 km · 2025-08 · 4 bed · 133 m² · match 61
€460,000
10 Ashville, Dublin Road, Athy5.8 km · 2026-03 · 3 bed · 130 m² · B3 · match 54
€360,000
🔒 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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