21 Red Arches Road, The Coast, Baldoyle, Dublin 13, D13 V2P6
16 homes sold nearby. See what they went for — and what to bid on this one.
€530,000 · 4 Bed · 3 Bath · 127m² · Duplex
Market Position
At the Upper End of Local Sales
At €530,000, 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 · 8mo 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 €530,000, 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 €26,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €530,000, 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.
€26,500
That's what overbidding by just 5% on a €530,000 home costs you — before interest.
A €19 check before a €530,000 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 €530,000 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
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±9%
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 |
|---|---|---|---|
| 12 Rowan House, Silverbanks, The Coast, Dublin 13, Dublin | 2025-09-18 | 110m² | |
| Apt. 112 Alder House, Silverbanks, The Coast, Dublin 13, Dublin | 2026-01-09 | 110m² |
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 Rating Advantage: The B3 BER rating is above the 100% unknown BER rating within a 1km radius over the last 180 days, positioning it favorably against the unrated local competition.
Details
- Size Efficiency: At 127.0m², this property is 31m² larger than the average property size of 96.98m² sold within a 1km radius over the past 180 days, offering more living space.
- Value Optimization Potential: Upgrading the B3 BER rating could lead to potential annual energy savings of €800-€1,200 compared to D-rated properties in the area; however, the investment cost for significant upgrades should be weighed against the current market price for B-rated properties.
- Hypothesis: Given the prevalence of unknown BER ratings within a 1km radius, a property with a B3 rating offers a tangible advantage, and a targeted upgrade to a B1 or A2 rating, potentially costing €5,000-€8,000, could add €10,000-€15,000 in value and attract a broader buyer pool actively seeking energy efficiency.
Amenities
Transport Connectivity: This property is well-served by Dublin Bus routes 15, 27, and 42, providing direct links to Dublin city centre and coastal towns.
Details
- Local Educational Hub: It is in close proximity to primary schools like Scoil Bhríde Primary School (1.2km) and secondary schools such as St. David's CBS (2.5km), and closer to childcare facilities like Little Stars Childcare (1.5km).
- Retail and Leisure Access: Residents have convenient access to shopping at the nearby Clare Hall Shopping Centre (1.8km) and a range of restaurants and cafes in the Portmarnock and Malahide areas, both within a 4km drive.
- Hypothesis: The development of the 'Baldoyle Regeneration Project', aiming to enhance local amenities and public spaces, is likely to further boost property values in the Red Arches Road area by improving walkability, introducing new retail options, and creating more green spaces within a 2km radius.
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.