15 Abby Well, Kinsealy, Malahide, Co. Dublin, K36 YP86
50 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 3 Bed · 3 Bath · 102m² · Terrace
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 50 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
50 closed sales nearby · 11mo 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 €525,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 50 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
50 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 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.6% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 11% 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
€525,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
50
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±11%
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 · 50 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Abbywell, Kinsealy, Dublin, Dublin | 2025-03-14 | 110m² | |
| 21 Kinsealy Manor, Chapel Road, Kinsealy, Dublin | 2025-07-08 | 105m² |
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 Advantage: With a B2 BER rating, this property would incur annual energy costs of approximately €1,200-€1,600, compared to €2,000-€2,500 for a typical D-rated property of similar size in the area, offering immediate savings.
Space Efficiency: At 102m², this 3-bedroom, 3-bathroom terrace property offers a good balance of living space and manageable size for a modern family, fitting well within the typical configuration of properties in this price bracket.
Value Optimization Potential: While already B2, upgrading the BER to a B1 or A rating could cost an estimated €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000, representing a modest return on investment.
Hypothesis: The B2 BER rating is a strong selling point in the current market, however, a targeted investment in additional insulation and high-efficiency heating controls could push the property towards an A-rating, significantly enhancing its long-term market appeal and potentially commanding a higher asking price in future sales cycles.
Amenities
Transport Connectivity Hub: The property is well-served by Dublin Bus routes 42 and 43, providing direct access to Dublin City Centre and key transport hubs like the Malahide DART station, which is approximately 2.5km away, facilitating easy commuting.
Educational Proximity: Families will appreciate the close proximity to well-regarded schools, including St. Andrew's National School (1.2km) and Malahide Community School (2.8km), offering convenient access to primary and secondary education.
Local Lifestyle Hub: Residents have easy access to the shops and services in Malahide village (2.6km), including SuperValu, and a variety of cafes and restaurants, complemented by the recreational opportunities at Malahide Castle & Gardens (2.1km).
Hypothesis: The area's growing appeal, evidenced by recent residential developments in Kinsealy, suggests a future increase in local amenities and public transport enhancements, potentially boosting property values and walkability further, making it an attractive long-term investment for families seeking suburban tranquility with urban connectivity.
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.