15 Bayview, Killiney Hill Road, Killiney, Co. Dublin, A96 P864
13 homes sold nearby. See what they went for — and what to bid on this one.
€585,000 · 4 Bed · 1 Bath · 87m² · Bungalow
Market Position
Priced Within Local Sold Range
At €585,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 14mo 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 €585,000, 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 €29,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €585,000, 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.
€29,250
That's what overbidding by just 5% on a €585,000 home costs you — before interest.
A €19 check before a €585,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €585,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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 size-adjusted median. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
13
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±19%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Bayview Bungalows, Killiney Hill Rd, Killiney, Dublin | 2024-11-19 | 103m² | |
| 22 Bayview Bungalows, Killiney Hill Rd, Killiney, Dublin | 2025-02-05 | 87m² |
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 C3 Opportunity: The current C3 BER rating suggests that energy efficiency could be significantly improved. Upgrading to a B2 rating could cost an estimated €10,000-€15,000 but potentially increase property value by €20,000-€25,000.
Size Efficiency: At 87m², this 4-bedroom bungalow is compact, offering 21.75m² per bedroom; while functional, larger homes in the vicinity average 100m²+ for similar bedroom counts, presenting a potential space optimization challenge.
Value Enhancement Potential: Based on the C3 BER, estimated annual energy costs are €1,500-€1,900, compared to €800-€1,200 for B-rated properties of this size, highlighting a clear opportunity for cost savings and value uplift through insulation and heating upgrades.
Hypothesis: With 1 sale of the same type within 1km over the last 180 days at €462,000 (compared to the property's €585,000 asking price), this bungalow may be priced at a significant premium relative to its specific type, suggesting buyers are paying for location and potential rather than existing condition or configuration.
Amenities
Excellent Connectivity: This property is served by Dublin Bus routes 45A, 59, and 111, providing direct access to Dún Laoghaire and further afield, with the DART station at Killiney approximately 2.5km away.
Family & Lifestyle Hub: Close proximity to the esteemed Clonkeen College and Holy Child School, along with local amenities like Killiney Shopping Centre and restaurants such as Berry & Wild.
Recreational Access: Enjoy proximity to Killiney Hill Park and the Forty Foot bathing area, offering significant lifestyle benefits and appealing to a broad range of buyers seeking outdoor activities.
Hypothesis: The presence of a single 4-bedroom bungalow sale within 1km over 180 days at €462,000 suggests a rarity of this specific property type, driving up its perceived value due to location and demand for bungalows, potentially justifying a premium over other property configurations in the immediate vicinity.
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.