22 Watson Avenue, Killiney, Killiney, Co. Dublin, A96 E364

0 homes sold nearby. See what they went for — and what to bid on this one.

€824,950 · 9504 Bed · 3 Bath · 131m² · Semi-D

Statistical analysis of transaction data. Does not consider your financial position, borrowing capacity, or personal circumstances. Terms.

Market Position

Limited Transaction Data

At €824,950, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.

Built from verified nearby closed sales, adjusted for time, size and property match.
Sources: PPR, SEAI, OPW, planning records.

Bid Model Unavailable

Not enough closed transaction data for this property.

We found 0 comparable transactions within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.

This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.

Property & Area Checks

Flood exposure, nearby development activity, and local signals that could affect value or bidding pressure.

Pending Planning Applications

No pending applications found nearby. 6 applications on record (4 granted, 1 refused).

Flood Exposure Check

Cross-references flood extent mapping, historical flood events, and study area classification for this location.

What Buyers Actually Paid Nearby

159 closed sales within 1.5km · 24 months. Similar homes: type match.

Asking €824,950 sits in the typical range for similar closed sales.

Filters broadened (size, beds) to increase sample size.

Asking €824,950TypicalTypical range (adjusted)Median (adjusted)

Sales adjusted to match this listing (size + date). This is the dataset behind your bid strategy.

Adjusted median

12-month rolling

Typical Range

P25–P75

Asking position

Typical

vs. closed sales

Filters: 1.5km · 24m · type-matched · Unlock to adjust

Statistical Confidence · Low

Transactions Analysed

Within 1.5km

—

Data Freshness

Most recent sale age

±20%

Price Spread

How much prices vary

Low

Confidence Level

Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.

Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.

PPR closed sales · size & time adjusted · no asking prices used

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

Full methodology →

Local Market Notes

Property Quality

BER C2 Upgrade Potential: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by approximately €1,000-€1,400 compared to a D-rated property.

Details

Spacious Configuration: The property's 131m² size is 18.6m² larger than the average 112.13m² sold within 1km over 180 days, offering a more generous living space that may appeal to buyers seeking roomier homes.
Value Optimization Opportunity: With 3 bathrooms, this property offers a good ratio for its size, and a focused renovation of the kitchen and main living areas could unlock a further 5-10% value increase given the €700,000 median sale price within 1km.
Hypothesis: Given the C2 BER rating and the significant number of properties (100% BER unknown within 1km over 180 days) not disclosing this information, investing in a BER upgrade could provide a significant competitive advantage and future-proofing, especially as energy efficiency becomes a greater factor in buyer decision-making and resale value.

Amenities

Transport Connectivity: The area is served by Dublin Bus routes 47 and 114, and is approximately a 20-minute walk to the DART station at Dalkey, providing good connectivity to Dublin City Centre.

Details

Local Lifestyle Hub: Residents have access to local amenities including the shops and cafes in Killiney Village, the proximity to Killiney Hill Park for recreation, and nearby healthcare facilities like the Mounttown Medical Centre.
Educational Proximity: Several reputable schools are within a reasonable distance, including Holy Child School (primary) and Rathdown School (secondary), making it attractive for families seeking quality education options.
Hypothesis: The significant increase in properties within a 5km radius over the last 90 days (293 from 147) suggests growing development and demand in the broader area, and direct access to the 47 and 114 bus routes, combined with proximity to the DART, will likely continue to drive up demand and property values for well-located homes.

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.