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 8.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 6mo 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
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 median of comparable sales. 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
6 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.
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.
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 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.