2 Rowan Walk, Kilcarbery, Grange Castle, Co. Dublin, D22 N6C8
30 homes sold nearby. See what they went for — and what to bid on this one.
€590,000 · 4 Bed · 4 Bath · 150m² · Terrace
Market Position
Priced Within Local Sold Range
At €590,000, this home is priced within the typical range of 30 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
30 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 €590,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €590,000, 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.
€29,500
That's what overbidding by just 5% on a €590,000 home costs you — before interest.
A €19 check before a €590,000 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 30 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €590,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
30 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 12.4% 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
30
Transactions Analysed
Within 1.5km
9 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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 64 Castlegrange Green, Clondalkin, Dublin 22, Dublin 22, Dublin | 2025-03-03 | 75m² | |
| 46 Castlegrange Rd, Clondalkin, Dublin, Dublin 22, Dublin | 2025-06-27 | 76m² |
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
Energy Efficiency Advantage: The A3 BER rating for this 150m² property translates to estimated annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 for similar-sized D-rated properties in the area, offering an annual saving of €1,000-€1,400.
Generous Accommodation: With 150m² of space and 4 bedrooms and 4 bathrooms, this property offers a high degree of space and amenity, likely exceeding the average configuration for properties sold within a 1km radius.
Value Optimization Opportunity: While the A3 BER is excellent, a further upgrade to an A2 or A1 rating (if feasible) could potentially cost €5,000-€10,000 and add an estimated €10,000-€15,000 in value, further enhancing its premium appeal.
Hypothesis: The property's A3 BER rating, combined with its substantial size and number of bathrooms, positions it as a high-spec offering. Future value growth might be less dependent on energy efficiency upgrades and more on the perceived value of its specific location and layout compared to newer developments in Grange Castle and its surrounds.
Amenities
Transport Connectivity: While specific routes aren't listed for Kilcarbery, the D22 postcode is generally served by Dublin Bus routes such as the 25, 25A, 66, and 66A, offering links to Dublin city centre.
Local Facilities Access: The property is situated near Grange Castle Business Park, implying proximity to services catering to a large workforce, potentially including cafes and convenience stores, though specific retail centers require further investigation.
Educational Proximity: While not explicitly detailed, the D22 area typically has a range of primary and secondary schools, such as Colaiste Bríde and Rowlagh National School, within reasonable commuting distance.
Hypothesis: Given the property's location within Grange Castle, an area known for its business parks, there is a likely under-serviced demand for amenities catering to a residential demographic. Future development in the vicinity might focus on enhancing local retail, dining, and leisure facilities, which could positively impact property values through improved lifestyle appeal.
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.