18 Bay Meadows Grove, Dublin 15, Hollystown, Dublin 15, D15 N2KA
16 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 3 Bed · 3 Bath · 107m² · Semi-D
Market Position
At the Upper End of Local Sales
At €500,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 closed sales nearby · 6mo 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 €500,000, 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 €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, 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.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €19 check before a €500,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.8% 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
16
Transactions Analysed
Within 1.5km
6 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Bay Meadows Grove, Hollystown, Dublin 15, Dublin | 2025-11-07 | 107m² | |
| 12 Bay Meadows Crescent, Hollystown, Dublin 15, Dublin | 2024-10-15 | 155m² |
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
Spacious Living: At 107m², this semi-detached property offers significantly more space than the average property size of 92m² sold within a 3km radius over the past 180 days, providing an appealing premium for prospective buyers.
Details
- Energy Efficiency Champion: With an A2 BER rating, this home's estimated annual energy costs are a low €800-€1,200, delivering substantial savings of €1,000-€1,400 annually compared to typical D-rated properties of similar size which can incur €1,800-€2,200.
- Ideal Configuration: The property's 3-bedroom, 3-bathroom layout perfectly matches the median bedroom and bathroom count for sales within a 1km radius, aligning with strong local demand for well-appointed family homes.
- Hypothesis: The exceptional A2 BER rating, combined with its generous size exceeding local averages, positions this property to command a premium, as buyers increasingly prioritise long-term energy savings and spacious layouts, potentially driving its final sale price beyond initial estimates.
Amenities
Bus Connectivity: Commuters benefit from access to Dublin Bus routes such as the 40E and 270, providing convenient links to Blanchardstown Centre and various city destinations, though direct Luas or train access requires a short drive to stations like Hansfield.
Details
- Educational Hub: The property is strategically located near key educational facilities, including Hollystown National School, Luttrellstown Community College, and the TU Dublin Blanchardstown Campus, catering comprehensively to families with school-age children and students.
- Local Convenience: Essential shopping is well-served by Tyrrelstown Town Centre, featuring SuperValu and Lidl, while critical healthcare needs are met by Connolly Hospital in Blanchardstown, all within a short driving distance.
- Hypothesis: Ongoing suburban development and proposed future infrastructure enhancements, particularly potential public transport expansions impacting Dublin 15, will likely improve connectivity and bolster the long-term appeal and value of properties in Hollystown, including Bay Meadows Grove.
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.