2 Garrison Mews, Cabinteely, Dublin 18
45 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 2 Bed · 2 Bath · 66m² · Apartment
Market Position
Below Typical Sale Prices
At €350,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
45 closed sales nearby · 10mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
These signals interact — full analysis in report.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 45 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
45 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 11.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
45
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 45 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 44 Garrison Mews, Bray Rd, Cabinteely Dublin 18, Dublin 18, Dublin | 2025-12-01 | 74.2m² | |
| 1 The Ramparts, Bray Rd, Cabinteely Dublin 18, Dublin 18, Dublin | 2025-11-07 | 65m² |
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 C2: With a C2 BER rating, upgrading to a B2 rating could cost approximately €7,000-€10,000 and potentially increase the property's value by €12,000-€18,000, offering a clear return on investment.
Efficient Space: At 66m², this 2-bedroom, 2-bathroom apartment offers a reasonable 33m² per room ratio, which is standard for modern apartment living.
Value Optimization: While the BER is C2, focusing on insulation improvements and potentially a more efficient heating system, costing an estimated €5,000-€8,000, could reduce annual energy bills by €400-€600 and enhance market appeal.
Hypothesis: Given the C2 BER, investing in a high-efficiency heat pump system, estimated at €6,000-€9,000, could not only significantly reduce annual running costs by €500-€700 compared to current estimates for C-rated properties but also boost the BER rating to B1, potentially adding €10,000-€15,000 to the sale price.
Amenities
Transport Links: This property is well-served by Dublin Bus routes 44, 63, and 118, with the Luas Green Line at Sandyford and Carrickmines easily accessible for city centre commutes.
Local Conveniences: Residents have convenient access to shopping at Dunnes Stores and Tesco in nearby Cornelscourt, as well as a range of cafes and restaurants along the main street of Cabinteely village.
Green Spaces: The property is within walking distance of Cabinteely Park, offering extensive green areas, playgrounds, and walking trails, enhancing the lifestyle offering for residents.
Hypothesis: The presence of the primary and secondary schools within a 1.5km radius, coupled with dedicated childcare facilities like 'Little Stars' (0.8km away), suggests that properties in this immediate vicinity command a 5-10% premium from families seeking convenient access to educational and childcare services.
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.