104 Silchester Park, Glenageary, Co Dublin, A96 C9K1
40 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.
40 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 €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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
40 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 median of comparable sales. 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 9.9% 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 · 13% 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
€1,095,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
40
Transactions Analysed
Within 1.5km
9 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 · 40 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.
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.
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 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.