1 Bramley Heath, Castleknock, Dublin 15, Castleknock, Dublin 15, D15 DW2R
78 homes sold nearby. See what they went for — and what to bid on this one.
€825,000 · 4 Bed · 3 Bath · 150m² · Semi-D
Market Position
Priced Within Local Sold Range
At €825,000, this home is priced within the typical range of 78 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
78 closed sales nearby · 9mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €825,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €41,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €825,000, 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.
€41,250
That's what overbidding by just 5% on a €825,000 home costs you — before interest.
A €19 check before a €825,000 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 78 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €825,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
78 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.7% year-on-year, based on the trailing 18-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
78
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±15%
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 · 78 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Bramley Heath, Castleknock, Dublin 15, Dublin 15, Dublin | 2025-11-14 | 150m² | |
| 95 Burnell Park, Castleknock, Dublin 15, Dublin 15, Dublin | 2025-01-28 | 106m² |
Transactions within a 1.5km 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
Energy Efficiency Advantage: With a C BER rating, this 150m² property offers notable energy efficiency, potentially saving homeowners €600-€1,000 annually in energy costs compared to a D-rated property of similar size, enhancing long-term affordability.
Details
- Spacious Family Living: The property's generous 150m² size, featuring 4 bedrooms and 3 bathrooms, positions it significantly above the local average property size of 136m² and median 3 bedrooms within 1km, catering exceptionally well to larger families seeking ample space.
- Optimized Family Configuration: As a well-configured 150m² semi-detached family home with 4 bedrooms and 3 bathrooms, the property's layout and amenities are highly optimized for family living, aligning with the strong demand for spacious and functional homes in the area.
- Hypothesis: While the current C BER rating is strong, strategic minor upgrades focusing on renewable energy integration (e.g., solar panels) could further elevate the energy rating to B1/A2, potentially unlocking an additional €10,000-€15,000 in market value and appealing to the growing segment of environmentally conscious buyers in this premium locale.
Amenities
Excellent Connectivity: This location offers excellent transport connectivity with frequent Dublin Bus routes (e.g., 37, 38, 39, 70) available within walking distance, and Coolmine or Castleknock Train Stations conveniently located within a 3km radius, providing direct rail access to Dublin city centre.
Details
- Premier Lifestyle Factors: The property benefits from an array of premier lifestyle amenities, including highly-regarded schools such as St. Brigid's National School and Castleknock Community College within a 2km radius, alongside extensive retail options at nearby Blanchardstown Centre and essential healthcare at Connolly Hospital.
- High Walkability & Local Services: High walkability is a key feature, with well-maintained pedestrian paths leading to local shops, cafes, and restaurants in Castleknock Village (within 1.5km), ensuring convenient access to everyday services and fostering a strong community feel.
- Hypothesis: The enduring appeal of Castleknock as a prime family location, driven by its concentration of high-quality schools and immediate proximity to vast green spaces like Phoenix Park, creates a sustained demand for family-sized homes that consistently commands a premium compared to areas with fewer such established lifestyle benefits.
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.