16 Glenalua Road, Killiney, Co Dublin, A96 VK28
43 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €750,000, this home is priced within the typical range of 43 recent closed sales nearby. There's room to negotiate — seller leverage is 2.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
43 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 €750,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 43 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €750,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
43 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 2.4% 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.
Statistical Confidence · High
43
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±15%
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 · 43 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Rock Lodge, Killiney, Dublin, Dublin | 2025-09-16 | 163m² | |
| 110 Ballinclea Heights, Killiney, County Dublin, Dublin | 2025-12-01 | 129m² |
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
BER Rating Potential: With a B2 BER rating, this property is performing reasonably well, but upgrades to an A-rated status could cost approximately €8,000-€12,000 and potentially increase its value by €15,000-€20,000, offering a solid return on investment.
Details
- Space Efficiency: The property's size of 120m² for 3 bedrooms and 2 bathrooms is standard for the area, aligning well with the median of 3 bedrooms and 2 bathrooms in the 1km radius, offering good space utilization.
- Value Optimization Opportunity: While the BER is B2, focusing on minor improvements such as enhanced insulation or modern heating controls, which typically cost €3,000-€7,000, could push the BER towards A-rating, providing annual energy savings estimated at €800-€1,200 compared to D-rated properties.
- Hypothesis: The current BER B2, while good, is not exceptional compared to the increasing focus on energy efficiency. Investing in further insulation and airtightness, estimated at €5,000-€10,000, could achieve an A3 rating and unlock an additional 5-8% in property value within this premium location, driven by buyer demand for low-energy homes.
Amenities
Transport Connectivity: This property is well-served by transport with the DART at Killiney station approximately 1.5km away and multiple Dublin Bus routes including 111, 175, and 404 operating within easy walking distance.
Details
- Educational Hub: The area boasts excellent educational facilities including St. Laurence's Boys National School (0.8km), Holy Child School (1.2km), and Rathdown School (1.8km), making it highly attractive for families.
- Lifestyle & Retail Access: Residents have convenient access to local amenities such as the shops and cafes in Dalkey village (2km), as well as larger retail centres like the Park Retail Park (5km), and enjoy proximity to scenic areas like Killiney Hill Park (1km) and Sorrento Park (2.5km).
- Hypothesis: The strong demand for properties in Killiney, evidenced by the high median sale price within 1km (€980,000), is significantly underpinned by its unique blend of coastal amenities, prestigious schools, and excellent transport links to Dublin city, creating a powerful locational advantage that will likely continue to support premium property values despite broader market fluctuations.
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.