14 Dalriada Close, Knocklyon, Dublin 16, D16 DE70
14 homes sold nearby. See what they went for — and what to bid on this one.
€540,000 · 3 Bed · 3 Bath · 115m² · House
Market Position
Priced Within Local Sold Range
At €540,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 7.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 5mo 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 €540,000, 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 €27,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €540,000, 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.
€27,000
That's what overbidding by just 5% on a €540,000 home costs you — before interest.
A €19 check before a €540,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €540,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
14
Transactions Analysed
Within 3.0km
5 months
Data Freshness
Most recent sale age
±12%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Abbotts Grove Avenue, Knocklyon, Dublin 16, Dublin 16, Dublin | 2025-06-19 | — | |
| 1 Airpark Court Stocking Lane, Rathfarnham, Dublin, Dublin 16, Dublin | 2024-11-30 | 121m² |
Transactions within a 3.0km 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
BER Efficiency: The B3 BER rating suggests a reasonable level of energy efficiency, with estimated annual energy costs potentially €1,000-€1,400 lower than a D-rated property of similar size.
Details
- Generous Proportions: At 115m², this house is larger than the average property size of 104.2m² within a 1km radius over the past 180 days, offering good space for a family.
- Value Enhancement Opportunity: Upgrading from a B3 BER rating to an A-rating could potentially cost between €6,000-€10,000 and could increase the property's market value by €10,000-€15,000, presenting a good return on investment.
- Hypothesis: While the B3 BER rating is good, the fact that 100% of comparable properties within a 1km radius have an unknown BER suggests a potential market advantage for properties with clear, certified energy efficiency. Investing further in BER improvements could capitalize on this, especially as buyer awareness of long-term energy cost savings grows.
Amenities
Transport Links: Knocklyon is served by Dublin Bus routes 49, 65, and 75, providing direct access to Tallaght and Dún Laoghaire, with connections to the Luas Red Line at Tallaght.
Details
- Local Conveniences: Residents benefit from proximity to the Knocklyon Shopping Centre, which includes a SuperValu, pharmacies, and various retail outlets, as well as the nearby Spawell Leisure Centre for recreational activities.
- Educational Hub: The area is well-served by educational institutions, including St. Colmcille's Community School (secondary) and St. Colmcille's Junior and Senior National Schools, along with Loreto High School Beaufort and Rathfarnham Educate Together.
- Hypothesis: The location within Dublin 16 offers a balance of suburban tranquility and connectivity. The presence of multiple bus routes and proximity to major shopping centres suggests a high level of local convenience; however, the lack of a Luas stop directly within Knocklyon means commuting to the city centre might involve a bus transfer, impacting travel time and desirability for certain city-centric commuters compared to areas directly on Luas lines.
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.