104 Silchester Park, Glenageary, Co Dublin, A96 C9K1
45 homes sold nearby. See what they went for — and what to bid on this one.
€1,095,000 · 5 Bed · 2 Bath · 152m² · Semi-D
Market Position
Priced Above Local Sales
At €1,095,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
45 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 €1,095,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €54,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,095,000, 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.
€54,750
That's what overbidding by just 5% on a €1,095,000 home costs you — before interest.
A €19 check before a €1,095,000 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 45 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,095,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
45 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.
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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 decreased 7.8% 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.
Statistical Confidence · High
45
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 · 45 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Marlborough Park, Glenageary, Dublin, Dublin | 2025-11-28 | 154m² | |
| 51 Upper Adelaide Rd, Glenageary, Dublin, Dublin | 2024-11-29 | 162m² |
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
Significant BER Upgrade Opportunity: With an E1 BER rating, upgrading to a C2 would cost an estimated €12,000-€18,000, potentially increasing the property's value by €20,000-€30,000 and reducing annual energy costs by approximately €1,000-€1,500 compared to its current rating.
Details
- Spacious Configuration: The 152m² size of this 5-bedroom, 2-bathroom semi-detached house aligns with the larger end of properties within a 1km radius, where the average size is 146m².
- Value Optimization Potential: The difference between the estimated value (€869,299) and the asking price (€1,095,000) suggests that achieving a BER rating upgrade could help bridge this gap by improving market appeal and perceived value.
- Hypothesis: The E1 BER rating presents a significant, actionable opportunity for value enhancement; investing in energy efficiency upgrades could not only reduce running costs by an estimated €1,000-€1,500 annually but also make the property more competitive in a market where lower BER ratings may be a deterrent, potentially yielding a return on investment of 60-80% on the upgrade cost through increased market value.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 75, 114, and 175, with the Glenageary DART station within a 1.5km walk, offering strong connectivity to Dublin city center.
Details
- Local Educational Hub: Proximity to multiple well-regarded schools, including Rathdown School (0.8km), St. Joseph's Shankill (1.2km), and the Glenageary National School (0.9km), enhances family appeal.
- Abundant Lifestyle Amenities: Residents benefit from nearby retail options such as Dunnes Stores (1.1km) in Dún Laoghaire and a variety of cafes and restaurants along the coast, complemented by the green spaces of Glenageary Park (0.5km).
- Hypothesis: The combination of direct DART access to the city, a high concentration of quality educational institutions, and a wealth of local lifestyle amenities within a walkable radius creates a strong 'live-work-play' environment, which is a key value driver for properties in this specific Glenageary micro-market, likely commanding a premium over areas with less integrated amenities.
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.