10 Holywell Square, Swords, Co. Dublin, K67 PC96
31 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 3 Bath · 75m² · Terrace
Market Position
Priced Within Local Sold Range
At €375,000, this home is priced within the typical range of 31 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.
31 closed sales nearby · 10mo 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
31 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the median of comparable sales. 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 increased 3% 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
31
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±10%
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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Holywell Sq, Swords, Dublin, Dublin | 2025-07-25 | 84m² | |
| 15 Holywell Rd, Gorsehill, Swords, Dublin | 2024-12-18 | 78m² |
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
Efficient Layout: With a size of 75m² and 2 bedrooms, this property aligns with the median bedroom count of 2 within a 1km radius, offering a reasonable space configuration for its type.
BER B3 Advantage: The B3 BER rating is a positive attribute, estimated to result in annual energy costs around €1,500-€2,000, compared to an estimated €2,000-€2,700 for comparable D-rated properties in the area.
Optimization Opportunity: While the BER is B3, a strategic upgrade to a B2 or B1 rating could cost approximately €5,000-€8,000 and potentially increase property value by €10,000-€15,000, representing a strong return on investment.
Hypothesis: The presence of 3 bathrooms for a 2-bedroom property, while potentially appealing, might be an inefficient use of space given the 75m² size and the local median of 2 bathrooms for similar 2-bedroom sales, suggesting a potential for reconfiguring to optimize living area or adding value through other enhancements.
Amenities
Transport Hub Access: This property benefits from excellent connectivity via Dublin Bus routes 41, 43, and 102, providing direct access to Dublin City Centre and Dublin Airport, with stops located within a 5-10 minute walk.
Retail and Leisure: Residents have easy access to the Pavilions Shopping Centre (1.5km) with its array of shops including Dunnes Stores and Zara, and a variety of restaurants such as Milano and Nando's.
Educational Proximity: The property is within proximity of local educational facilities, including St. Peter's National School (800m) and Coláiste Choilm secondary school (1.2km), supporting family-oriented living.
Hypothesis: The development of the Metro North line, which is planned to connect Swords to Dublin City Centre, could significantly enhance the long-term value and commuter convenience of properties in Holywell Square, potentially reducing travel times and increasing desirability.
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.