11 Denewood, Beechpark Avenue, Castleknock, Dublin 15, D15 EY91
19 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 3 Bed · 2 Bath · 113m² · Apartment
Market Position
At the Upper End of Local Sales
At €595,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
19 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 €595,000, 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 €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 13.6% 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 · 19% 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
€595,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
19
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Denewood, Beechpark Ave, Castleknock Dublin 15, Dublin 15, Dublin | 2025-03-21 | 112m² | |
| 26 Kavanagh Hall, Collegewood, Castleknock Dublin 15, Dublin 15, Dublin | 2025-11-03 | 80m² |
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 Space: The 113 sqm apartment is larger than the average property size of 94.8 sqm within a 1km radius over the last 180 days, offering more living space than typical local offerings.
Good BER Rating: The B2 BER rating is superior to the 100% of properties with unknown BER ratings within a 1km radius over the last 180 days, suggesting potential for lower energy costs compared to the general market in the immediate vicinity.
Investment in Efficiency: While the B2 BER is good, upgrading to an A-rating would likely cost €10,000-€15,000 but could further enhance property value by €20,000-€25,000 and offer annual energy savings of €500-€800 compared to its current rating.
Hypothesis: The property's B2 BER rating, combined with its larger-than-average size for the immediate 1km radius, positions it well for attracting buyers seeking both space and energy efficiency; however, a proactive approach to further BER improvements could unlock significant capital appreciation and reduce operating costs, especially given the prevalence of unknown BER ratings locally.
Amenities
Transport Hub: The area is served by Dublin Bus routes 25, 66, and 67, offering direct access to Dublin city centre and surrounding suburbs.
Educational Proximity: The property is within easy reach of schools such as St. Mary's College (secondary) and Castleknock National School, providing strong family appeal.
Retail and Leisure Access: Nearby amenities include the Blanchardstown Shopping Centre (within 3km) and a selection of local shops and restaurants along Castleknock village, catering to diverse lifestyle needs.
Hypothesis: The combination of excellent Dublin Bus connectivity via key routes, proximity to established educational institutions, and the convenience of a major shopping centre within a short drive suggests that this area is strategically positioned to benefit from ongoing urban development and population growth, further enhancing its desirability and property values.
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.