10 Beechwood Grove, Dun Laoghaire, Glenageary, Co. Dublin, A96 W521
41 homes sold nearby. See what they went for — and what to bid on this one.
€1,350,000 · 5 Bed · 4 Bath · 202m² · Semi-D
Market Position
Priced Within Local Sold Range
At €1,350,000, this home is priced within the typical range of 41 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
41 closed sales nearby · 8mo 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 €1,350,000, 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 €67,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,350,000, 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.
€67,500
That's what overbidding by just 5% on a €1,350,000 home costs you — before interest.
A €19 check before a €1,350,000 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 41 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
41 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 5.6% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 10% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,350,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
41
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
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 · 41 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Beechwood Grove, Dun Laoghaire, Co Dublin, Dublin | 2025-12-18 | 202m² | |
| 25 Beechwood Park, Dun Laoghaire, Dublin, Dublin | 2025-04-23 | 126m² |
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 (C2 BER): With a C2 BER rating, this property offers estimated annual energy cost savings of €500-€900 compared to a D-rated property of similar size, where D-rated homes might incur €1,700-€2,200 in annual energy costs versus €1,200-€1,300 for a C2.
Details
- Expansive Living Space: At 202m², this 5-bedroom, 4-bathroom semi-detached property provides significantly more living area than the average 3-bedroom, 2-bathroom property of 149m² sold within a 1km radius over the past 180 days.
- Superior Configuration: The property's generous layout with 5 bedrooms and 4 bathrooms is notably larger and better equipped than the median 3 bedrooms and 2 bathrooms found in properties sold within a 1km radius over the last 180 days, offering enhanced family comfort.
- Hypothesis: The property's substantial size and high number of bedrooms and bathrooms position it as a premium family residence in the Glenageary market, appealing to buyers seeking extensive space and potentially justifying its higher price point, despite a C2 BER that could still see further energy efficiency upgrades.
Amenities
Exceptional Transport Connectivity: The property benefits from immediate proximity to Glenageary DART Station for efficient commutes, complemented by readily available Dublin Bus routes such as the 7, 7A, and 45A serving the broader Dun Laoghaire area.
Details
- Premier Local Facilities: Residents enjoy access to highly-regarded educational institutions like Rathdown School and Dún Laoghaire Institute of Art, Design and Technology (IADT), alongside a diverse range of shopping, dining, and cultural attractions in Dun Laoghaire town centre and Glasthule village.
- Family-Friendly Lifestyle: The location offers excellent support for families with multiple childcare options, including local crèches, and easy access to green spaces like People's Park and the scenic Dún Laoghaire Harbour for leisure activities.
- Hypothesis: The comprehensive array of amenities, including robust public transport, top-tier schools, and diverse lifestyle options in Glenageary and Dun Laoghaire, underpins strong demand and enhances the long-term value and desirability of properties in this specific locale.
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.