21 Coundon Court, Killiney, Killiney, Co. Dublin, A96 N2T9
40 homes sold nearby. See what they went for — and what to bid on this one.
€2,500,000 · 5 Bed · 4 Bath · 460m² · Detached
Market Position
Below Typical Sale Prices
At €2,500,000, 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.
40 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 €2,500,000, 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 €125,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,500,000, 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.
These signals interact — full analysis in report.
€125,000
That's what overbidding by just 5% on a €2,500,000 home costs you — before interest.
A €19 check before a €2,500,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €2,500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
40 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 size-adjusted median, 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 14.5% 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
40
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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Coundon Court, Killiney, County Dublin, Dublin | 2025-02-28 | 460.1m² | |
| 6 Carraig Grennane, Killiney Avenue, Killiney, Dublin | 2025-11-28 | 177.3m² |
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 B3 Efficiency: The B3 BER rating suggests reasonable energy efficiency, likely resulting in annual energy costs of approximately €1,600-€2,000, which is competitive against older, lower-rated properties.
Details
- Generous Size & Space: At 460m², this detached home offers substantial living space, which is 5.5 times larger than the median sale price for similar broad types within 1km (916,000), indicating a significant value in terms of sheer square footage.
- Investment in BER Upgrade: Upgrading from a B3 to an A2 BER rating would likely cost €5,000-€8,000, potentially reducing annual energy costs by €600-€1,000 and could add an estimated €10,000-€15,000 to the property's value.
- Hypothesis: While the B3 BER is adequate, investing in further energy efficiency upgrades to an A rating could significantly differentiate this large property in the premium segment, potentially commanding a higher price premium than typical for properties with lower BERs, by appealing to increasingly environmentally conscious luxury buyers.
Amenities
Exceptional Transport Links: This property is well-served by Dublin Bus routes 44, 63, and 111, with the DART at Killiney station being approximately 1.5km away, offering excellent connectivity to Dublin City Centre.
Details
- Premier Educational Access: The area boasts prestigious educational institutions including Holy Child School (approx. 1km) and St. Joseph of Cluny Secondary School (approx. 1.2km), along with numerous primary schools within a short drive.
- High-Quality Lifestyle Amenities: Residents have access to numerous upscale restaurants, cafes, and boutique shops in Dalkey and Glasthule, as well as the natural beauty of Killiney Hill Park and nearby coastal walks within a 2km radius.
- Hypothesis: The concentration of high-performing schools and premium lifestyle amenities in Killiney, coupled with excellent transport links to Dublin, creates a 'super prime' location effect where property values are less sensitive to minor overvaluations and more driven by the unique combination of exclusive living, excellent education, and convenient city access, suggesting sustained demand and potential for capital growth.
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.