1 Forest Hills, Swords, Co. Dublin, Swords, Co. Dublin, K67 WD21
13 homes sold nearby. See what they went for — and what to bid on this one.
€535,000 · 3 Bed · 3 Bath · 128m² · End of Terrace
Market Position
Below Typical Sale Prices
At €535,000, 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.
13 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €535,000, 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 €26,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €535,000, 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.
€26,750
That's what overbidding by just 5% on a €535,000 home costs you — before interest.
A €19 check before a €535,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Statistical Confidence · High
13
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±8%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 109 Cherry Ave, River Valley, Swords, Dublin 15, Dublin | 2025-06-19 | 80.2m² | |
| 89 Boroimhe Birches, Swords, Dublin, Dublin | 2025-03-11 | — |
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
BER Advantage: With a B2 BER rating, this property offers a strong energy efficiency profile, meaning annual energy costs are estimated to be €1,500-€2,000, compared to €2,500-€3,500 for comparable D-rated properties of similar size.
Space Efficiency: At 128m², this 3-bedroom, 3-bathroom end-of-terrace property offers a good balance of living space and private accommodation, fitting comfortably within the average size for its type in the Dublin market.
Value Optimization: While the BER is good, a strategic upgrade from B2 to B1 or A3 could cost €5,000-€8,000 and potentially increase the property's value by €8,000-€12,000 by further reducing running costs and enhancing market appeal.
Hypothesis: The property's B2 BER rating, while solid, is not the absolute pinnacle of energy efficiency; focused investment on specific areas like enhanced insulation or high-efficiency heating controls, which typically cost €3,000-€5,000 for this size, could yield a B1 rating, further optimizing long-term operational savings and resale value by an estimated €5,000-€7,000.
Amenities
Transport Hub Access: Residents benefit from excellent connectivity via Dublin Bus routes 41, 43, and 102, serving the Swords area, and are within a reasonable distance of the AIRPORT LINK bus services for national and international travel.
Local Conveniences: The property is situated close to The Pavilions Shopping Centre, offering a wide array of retail outlets, supermarkets like Dunnes Stores and Tesco, and various eateries, providing extensive shopping and dining options.
Family & Healthcare Focus: Proximity to schools such as Holywell Educate Together National School (1.2km) and St. Cronan's National School (1.5km), alongside Swords Community Childcare Centre (1.0km), enhances family appeal; also near the HSE Primary Care Centre Swords (1.8km).
Hypothesis: The area's strong appeal to families and commuters is evident from the presence of numerous childcare facilities and multiple primary schools within a 2km radius, coupled with efficient bus routes feeding into Dublin city centre; however, the lack of a direct Luas or DART line within a 5km radius means that despite good bus connectivity, peak hour commuting times to the city centre are likely to exceed 45 minutes, a key factor for buyers prioritizing speed over cost.
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.