106 Newcastle Boulevard, Newcastle, Newcastle, Co. Dublin, D22 F1P2
10 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 3 Bed · 3 Bath · 118m² · Semi-D
Market Position
At the Upper End of Local Sales
At €525,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 closed sales nearby · 12mo 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 €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.
€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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±8%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Graydon Road, Graydon, Newcastle, Dublin | 2025-10-20 | 116m² | |
| 27 Graydon Road, Graydon, Newcastle, Dublin | 2025-07-09 | 116m² |
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
Excellent BER Efficiency: With an A2 BER rating, this property offers significant annual energy cost savings compared to lower-rated properties, potentially reducing annual energy bills by €1,000-€1,400 compared to D-rated homes of similar size.
Optimized Size and Configuration: The 118m² size with 3 bedrooms and 3 bathrooms is well-aligned with the median configuration of 3 beds and 3 baths within a 1km radius, suggesting good market fit.
Value Optimization Opportunity: While the BER is excellent, there are no explicit BER ratings for properties within a 1km radius (100% unknown), suggesting potential for value enhancement if the property's efficiency is demonstrably superior to the unseen local stock.
Hypothesis: The A2 BER rating, while excellent, might not fully differentiate this property in a market where all recent comparable sales have unknown BERs; however, future market trends may increasingly favour documented high-efficiency homes, making a formal upgrade or certification beneficial for long-term value.
Amenities
Connectivity via Multiple Bus Routes: The area is served by Dublin Bus routes 25, 66, and 67, offering direct access to Dublin city centre and surrounding hubs.
Local Educational Access: Proximity to St. Finian's National School and St. Joseph's Secondary School provides convenient educational options for families.
Convenient Local Retail: Nearby shopping facilities include Newcastle Shopping Centre and a SuperValu supermarket, facilitating daily errands and shopping.
Hypothesis: The current public transport options, while functional, are primarily bus-based; planned infrastructure developments in the wider Dublin West region could introduce more direct or faster transit links (e.g., DART extension or new Luas line), significantly increasing the long-term appeal and value of properties in Newcastle.
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.