22 Coldwell Street, Glasthule, Co. Dublin, A96 P974
20 homes sold nearby. See what they went for — and what to bid on this one.
€434,950 · 1 Bed · 1 Bath · 45m² · Terrace
Market Position
Below Typical Sale Prices
At €434,950, 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.
20 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 €434,950, 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 €21,748 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €434,950, 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.
€21,748
That's what overbidding by just 5% on a €434,950 home costs you — before interest.
A €19 check before a €434,950 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €434,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 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
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±12%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 Coldwell St, Glasthule, Dublin, Dublin | 2025-08-22 | 45m² | |
| 35 Coldwell St, Glasthule, Sandycove, Dublin | 2025-11-05 | 37m² |
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 Upgrade Opportunity: With an 'E' BER rating, this 45m² property offers a significant opportunity for energy upgrades, where an investment of €8,000-€15,000 could improve its rating to B2/A3, potentially increasing its market value by €15,000-€30,000.
Details
- Compact Living: At 45m² with 1 bedroom and 1 bathroom, this property is significantly more compact than the local average, as the median property size within a 1km radius over the past 180 days was 149m² with 3 bedrooms and 2 bathrooms.
- Premium Per Square Metre: The property's asking price translates to €9,666 per square metre, which is a considerable premium compared to the median €6,985 per square metre for properties sold within a 1km radius over the last 180 days, reflecting its unique market position.
- Hypothesis: Given its uniquely compact size and 1-bedroom layout in a predominantly larger-home market, this terrace is likely catering to a specific niche of buyers, such as single professionals or downsizers, who are willing to trade space for a prestigious Glasthule address and its amenities.
Amenities
Excellent DART Connectivity: The property benefits from exceptional transport links, being within walking distance of Glasthule DART station (approx. 500m) and Sandycove & Glasthule DART station (approx. 700m), providing direct rail access to Dublin City Centre and coastal towns.
Details
- Village Lifestyle & Coastal Access: Residents can enjoy the vibrant Glasthule Village with its array of boutique shops, cafes like Caviston's and 64 Wine, and restaurants, plus easy access to the scenic coastal walks and the People's Park in Dun Laoghaire.
- Reputable Local Schools & Healthcare: The area is well-served by reputable educational facilities including Harold National School and St. Joseph of Cluny Secondary School, alongside convenient access to healthcare services such as St. Michael's Hospital in Dun Laoghaire and various local pharmacies.
- Hypothesis: The enduring appeal and premium pricing in Glasthule for properties of all sizes, including this compact terrace, is strongly driven by its exceptional DART connectivity and unique coastal village lifestyle, which are increasingly prioritized by buyers over larger living spaces.
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.