173 Glenamuck Manor, Carrickmines, Dublin 18, D18 HH5R
7 homes sold nearby. See what they went for — and what to bid on this one.
€885,000 · 5 Bed · 4 Bath · 120m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €885,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
7 closed sales nearby · 16mo recency · Moderate 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 €885,000, 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 €44,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €885,000, 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.
€44,250
That's what overbidding by just 5% on a €885,000 home costs you — before interest.
A €19 check before a €885,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €885,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 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
Financial Exposure · 45% 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
€885,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
16 months
Data Freshness
Most recent sale age
±12%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Willow Glen, Glenamuck Road, Carrickmines, Dublin | 2025-09-11 | 156m² | |
| 1 The Avenue, Carrickmines Manor, Glenamuck Rd Carrickmines Dublin 18, Dublin 18, Dublin | 2026-01-14 | 138m² |
Transactions within a 3.0km radius and 24-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 Unknown Impact: The BER rating is pending, but given that 100% of properties within 1km over 180 days had an unknown BER, it's crucial to investigate potential upgrade costs. If the property falls into D, E, F, or G categories, upgrading to a B2 rating could cost €8,000-€12,000 and potentially add €15,000-€20,000 in value.
Details
- Configuration Mismatch: With 5 bedrooms and 4 bathrooms, this property is significantly larger than the 1km_90d_median_beds (3.0) and 1km_90d_median_baths (2.5), which may limit its appeal to the most common buyer profile in the immediate area and contribute to its high asking price.
- Size vs. Local Average: The property's 120.0m² size is slightly below the 1km_180d_avg_property_size of 123.8m², yet it is priced at a premium that doesn't align with the average price per square meter.
- Hypothesis: The current configuration of 5 bedrooms and 4 bathrooms, while offering ample space, is at odds with the predominantly 2-3 bedroom properties seen in recent sales within a 1km radius. This mismatch, coupled with an unknown BER, suggests that a strategic renovation focusing on maximizing the appeal of the existing space for families, or reconfiguring to better suit the typical local buyer, could be a more effective value-add strategy than relying solely on the current high asking price.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 175 and 185 which serve Carrickmines, providing links to local hubs and broader Dublin city access, though no Luas or DART stations are within immediate walking distance.
Details
- Local Amenities: The area is near the Park Carrickmines retail park which includes a large Dunnes Stores, and several restaurants like The Gourmet Butcher. Educational needs are served by nearby schools such as Stepaside Educate Together National School (within 2km).
- Green Spaces and Recreation: The property is a short drive from Kilternan Forest and the nearby Cruagh Wood, offering extensive walking trails and outdoor recreation opportunities for residents.
- Hypothesis: The proximity to Carrickmines retail park and the planned infrastructure improvements potentially linked to new developments in the wider Dublin 18 area suggest a future uplift in local amenities and transport connectivity, which could bolster property values for homes that cater to families and commuters seeking a balance between suburban tranquility and urban access.
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.