10 Garristown Orchard, Garristown, Co. Dublin, A42 C528
6 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 3 Bath · 170m² · Detached
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 17mo recency · Moderate 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
17 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Garristown Orchard, Garristown, Dublin, Dublin | 2024-07-12 | — | |
| The Cottage, Chestnut Lodge, Garristown, Dublin | 2024-05-24 | — |
Transactions within a 3.0km radius and 24-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: With a strong B BER rating, this 170m² property is estimated to have annual energy costs of €800-€1,200, representing a significant saving of €1,000-€1,400 compared to an average D-rated property of similar size.
Details
- Optimal Size: At 170m² with 4 bedrooms and 3 bathrooms, this detached house is categorized as 'Very Large' and aligns well with the median 4 to 5-bedroom, 3-bathroom homes sold within a 1km radius, meeting demand for spacious family living.
- Competitive Edge: Despite local market price reductions, the property's modern BER B rating could give it a competitive edge, as 100% of recently sold properties within a 1km radius had unknown BERs, suggesting potential for lower running costs compared to local norms.
- Hypothesis: Given the predominant lack of BER data for local sales (100% unknown within 1km), a property with a confirmed strong B BER rating like this one represents an undervalued asset in the Garristown market, as buyers are likely to pay a premium for guaranteed energy efficiency and lower running costs once this becomes a more transparent and sought-after feature.
Amenities
Rural Connectivity: Transport links primarily rely on Go-Ahead Ireland Route 193 providing bus services to Swords, which connects residents to wider Dublin Bus routes; however, no direct DART, Luas, or train access is available, with nearest stations over 15km away in towns like Balbriggan.
Details
- Family-Centric Locale: The area is well-suited for families with Garristown National School directly within the village, complemented by a local childcare facility and easy access to community sports clubs, fostering a strong family-friendly environment.
- Village Convenience: Essential local services such as Garristown Medical Centre and Garristown Pharmacy are available within the village centre, providing day-to-day convenience, with larger shopping and retail options located within a 10-15km drive in towns like Ashbourne and Swords.
- Hypothesis: The property's location in Garristown, while offering a tranquil rural lifestyle with essential local amenities, might face a valuation ceiling due to its limited public transport options and distance from major employment hubs, making it primarily attractive to car-dependent buyers seeking larger homes and a community atmosphere over urban convenience.
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.