14 Oak Lawn, Castleknock, Dublin 15, D15 DXA8
25 homes sold nearby. See what they went for — and what to bid on this one.
€1,300,000 · 4 Bed · 4 Bath · 180m² · Detached
Market Position
Priced Within Local Sold Range
At €1,300,000, this home is priced within the typical range of 25 recent closed sales nearby. There's room to negotiate — seller leverage is 4.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
25 closed sales nearby · 9mo 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 €1,300,000, 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 €65,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,300,000, 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.
€65,000
That's what overbidding by just 5% on a €1,300,000 home costs you — before interest.
A €19 check before a €1,300,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
25 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 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 15.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
25
Transactions Analysed
Within 1.5km
9 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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Oak Lawn, Castleknock, Dublin 15, Dublin 15, Dublin | 2025-09-26 | 155m² | |
| 26 Beechpark Avenue, Castleknock, Dublin 15, Dublin 15, Dublin | 2025-12-15 | 208m² |
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
Significant BER Upgrade Needed: The E2 BER rating indicates a need for substantial energy efficiency upgrades; investing €10,000-€15,000 in insulation, heating systems, and window replacements could improve the BER to B2, potentially increasing property value by €20,000-€30,000.
Substantial Size, Standard Configuration: At 180m², this is a large detached property, aligning with the higher end of property sizes in the area; however, the 4 beds and 4 baths configuration is common for larger homes.
Cost Optimization Opportunity: Focusing on a strategic BER upgrade from E2 to B2 could reduce annual energy costs by an estimated €1,500-€2,000 compared to the current rating, making it more appealing and cost-effective for buyers.
Hypothesis: The current E2 BER rating significantly undervalues the potential of this large detached home; a targeted €10,000-€15,000 investment in energy retrofitting could not only unlock significant long-term savings but also enhance its market appeal and command a higher premium in the competitive Dublin 15 market, moving it closer to its intrinsic value.
Amenities
Excellent Transport Connectivity: Situated in Castleknock, this property is well-served by Dublin Bus routes 38, 38a, and 38b, providing direct access to Dublin city centre and Blanchardstown Shopping Centre.
Family & Lifestyle Hub: The area boasts numerous family-friendly amenities including Educate Together National School (800m), Castleknock College (1.2km), and local parks such as Carpenterstown Park (500m) and Millennium Park (1km).
Convenient Local Services: Residents have easy access to local retail facilities including Dunnes Stores and Boots at Castleknock Village (1km), with Connolly Hospital a short 10-minute drive away.
Hypothesis: The strong presence of established primary and secondary schools, coupled with extensive Dublin Bus routes and proximity to key retail and healthcare facilities, positions Castleknock as a highly desirable location for families and professionals, suggesting that properties with a good BER rating in this specific pocket would likely see even stronger demand and faster appreciation.
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.