22 Seabury Crescent, Malahide, Co.Dublin, K36 XW64
53 homes sold nearby. See what they went for — and what to bid on this one.
€635,000 · 3 Bed · 2 Bath · 100m² · Semi-D
Market Position
Priced Above Local Sales
At €635,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
53 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.
Instant access · No subscription · Refund if not useful
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 53 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
53 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 median of comparable sales. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 3.7% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
53
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 53 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 32 Seabury Crescent, Malahide, Dublin, Dublin | 2025-02-06 | 120m² | |
| 14 Seabury Crescent, Malahide, Dublin, Dublin | 2025-02-27 | 122m² |
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 Potential: With a BER_PENDING rating, upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property value by €15,000-€20,000, offering a clear return on investment.
Space Efficiency: At 100sqm with 3 bedrooms and 2 bathrooms, the property offers a balanced configuration, but a comparison to the €1km_180d_median_sale_price_same_type of €685,000 for similar homes highlights potential for value optimization if it's an efficient layout.
Value Optimization: Focusing on a BER upgrade from 'Pending' to a B-rated certificate could unlock an estimated €1,000-€1,400 annual saving in energy costs compared to a D-rated property of this size, enhancing its long-term appeal.
Hypothesis: Given the BER is pending, proactive engagement with a BER assessor and targeted energy efficiency upgrades (e.g., insulation, heating systems) could significantly differentiate this property from others with lower or unconfirmed BERs, commanding a premium above the €1km_180d_median_sale_price_same_broad_type of €810,000.
Amenities
Transport Links: While specific routes are not listed, Malahide is well-served by Dublin Bus routes and the DART line from Malahide Station (approx. 2km), offering strong connectivity to Dublin city centre.
Local Conveniences: The vicinity of Seabury Crescent typically benefits from local shops, primary and secondary schools like Malahide Community School, and recreational facilities such as Malahide Castle grounds and nearby beaches.
Walkability & Green Space: The residential nature of Seabury Crescent suggests good walkability to local amenities and offers access to numerous parks and coastal walks, contributing to a high quality of life.
Hypothesis: The proximity of Malahide Village, with its diverse retail, dining, and excellent DART connectivity, acts as a significant value multiplier, potentially justifying a price premium of 10-15% over comparable properties in less amenity-rich but otherwise similar suburban locations within the €1km 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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.