20 Kelly`s Bay Beach, Skerries, Co. Dublin, Skerries, Co. Dublin, K34 F950
21 homes sold nearby. See what they went for — and what to bid on this one.
€635,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €635,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 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 €635,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €31,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €635,000, 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.
€31,750
That's what overbidding by just 5% on a €635,000 home costs you — before interest.
A €19 check before a €635,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €635,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
21 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.
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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 7.9% 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
21
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 The Beach, Kellys Bay, Skerries, Dublin | 2025-06-18 | 116m² | |
| 20 Kellys Bay Cove, Skerries, Dublin, Dublin | 2025-06-11 | 125.1m² |
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 Improvement Potential: Upgrading from the B3 BER rating to an A-rated BER could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Details
- Annual Energy Savings: With a B3 BER rating, the property likely incurs annual energy costs of approximately €1,300-€1,700, offering potential savings of €500-€900 per year compared to a D-rated property of similar size.
- Generous Size for Type: At 120m², this semi-detached property is larger than the average property size of 113m² recorded in the last 30 days within a 1km radius, offering good space for its type.
- Hypothesis: While the B3 BER is good, the lack of any A-rated properties within a 1km radius in the last 180 days (100% BER unknown in raw data, implying lack of rating or unreported) means this property is significantly ahead of its immediate peers, creating a strong selling point if future renovations focus on reaching A-rating standards to capture a premium.
Amenities
Coastal Connectivity: Situated in Skerries, this property offers proximity to coastal amenities, and while direct transport links like DART or Luas are not within immediate walking distance, Dublin Bus routes such as the 33 provide services to Dublin City Centre.
Details
- Local Family Focus: The area is well-served for families, with Skerries Educate Together National School and Colaiste na hInse secondary school located within a short distance, complemented by local pharmacies and GP services.
- Walkable Beach Access: The property's address suggests excellent walkability to Kelly's Bay Beach, offering significant lifestyle appeal for residents seeking outdoor recreation and coastal living.
- Hypothesis: The absence of direct DART or Luas lines serving Skerries, despite its coastal appeal, creates a unique market dynamic where properties with a B3 BER and 4 bedrooms, like this one, command a premium due to their lifestyle offering, as buyers prioritize the beach proximity over faster public transport to the city centre, a trend likely to continue as Skerries' desirability as a commuter town grows.
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.