13 Willow Glen, Glenamuck Road, Carrickmines, Dublin 18, D18 H6XE
15 homes sold nearby. See what they went for — and what to bid on this one.
€765,000 · 4 Bed · 4 Bath · 155m² · Semi-D
Market Position
Priced Within Local Sold Range
At €765,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 7mo 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 €765,000, 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 €38,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €765,000, 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.
€38,250
That's what overbidding by just 5% on a €765,000 home costs you — before interest.
A €19 check before a €765,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €765,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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
15
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±9%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Willow Glen, Glenamuck Road, Carrickmines, Dublin | 2025-11-26 | 194m² | |
| 8 Inglenook Wood, Glenamuck Road, Carrickmines, Dublin 18, Dublin | 2024-10-07 | 176m² |
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
Energy Efficiency Savings: With an A3 BER rating, this property's annual energy costs are estimated to be €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size, potentially saving €1,000-€1,400 annually.
Details
- Configuration Advantage: The property's 4 bedrooms and 4 bathrooms make it a highly desirable configuration, exceeding the median of 3 beds and 2 baths seen in sales within 1km over 90 days, which could command a significant premium.
- Value Optimization Opportunity: While the A3 BER is excellent, a further upgrade to an A2 or A1 rating could cost €4,000-€8,000 and potentially increase property value by €8,000-€12,000, reinforcing its status as a high-quality asset.
- Hypothesis: The combination of an A3 BER, a generous 4-bed/4-bath configuration, and a size of 155m² positions this property at the upper end of quality within its local market, suggesting that future value appreciation will be strongly linked to maintaining these premium attributes and potentially enhancing them further to outpace the steady but less remarkable quality of properties that make up the bulk of local transactions.
Amenities
Transport Network Access: The property is well-served by public transport, with residents having access to Dublin Bus routes 44B, 114, and 63 in close proximity, connecting them to Dublin City Centre and surrounding areas.
Details
- Local Educational Hub: The area boasts strong educational facilities including Kilternan School of Traditional Music (0.8km), Rathmichael National School (1.2km), and Rosemont School (1.5km), providing excellent options for families.
- Retail and Leisure Amenities: Residents have convenient access to The Park Carrickmines (2.5km) for retail and dining, as well as nearby green spaces like Cabinteely Park (2km) and Kilbogget Park (2.2km) for recreation.
- Hypothesis: The Carrickmines area, bolstered by its excellent BER rating and high specification, is increasingly attractive to families and higher-income earners seeking a balance between suburban tranquility and city accessibility, suggesting that continued investment in local infrastructure and amenities, such as potential future Luas extensions or improved road networks, will further solidify its premium positioning and drive demand for properties like 13 Willow Glen.
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.