25 Beech Park, Dublin 18, Cabinteely, Dublin 18, D18 PKE5
36 homes sold nearby. See what they went for — and what to bid on this one.
€765,000 · 3 Bed · 3 Bath · 131m² · Semi-D
Market Position
Priced Within Local Sold Range
At €765,000, this home is priced within the typical range of 36 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
36 closed sales nearby · 12mo 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 €765,000, 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 €38,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €765,000, 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.
€38,250
That's what overbidding by just 5% on a €765,000 home costs you — before interest.
A €19 check before a €765,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
36 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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 0.7% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
36
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±10%
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 · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 Beech Park, Cabinteely, Co. Dublin, Dublin 18, Dublin | 2025-06-13 | 132m² | |
| 32 Beech Park, Cabinteely, Dublin, Dublin | 2025-08-20 | 131m² |
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
Energy Efficiency Savings: With an A2 BER rating, this property's annual energy costs are estimated between €800-€1,200, representing substantial savings of €1,000-€1,400 annually compared to a typical D-rated property of similar size in the area.
Space Configuration: The property offers 131m² with 3 bedrooms and 3 bathrooms, a well-balanced configuration that aligns with the demand for family homes in Dublin 18.
Optimized Value: The A2 BER rating is a significant asset that maximizes value by reducing running costs for future owners; for context, a similar 3-bed semi-detached property with a C3 BER within 1km historically sold for €662,500, implying a substantial value uplift due to the superior BER.
Hypothesis: Further investment in minor enhancements, such as smart home technology integration or additional solar panel capacity, could potentially push the BER rating to A1, offering an estimated €200-€400 in further annual energy cost savings and a demonstrable increase in property value by €8,000-€15,000.
Amenities
Transport Links: This location is served by Dublin Bus routes 47 and 114, providing direct access to key areas, and is approximately a 20-minute walk to the Luas Green Line at the Carrickmines stop.
Educational Hub: Residents have access to well-regarded schools such as Loreto High School,een, and Rathdown School, all within a short drive or bus ride, making it attractive for families.
Local Conveniences: The property is situated near Cornelscourt Shopping Centre, offering a wide range of retail options, and is a short drive from Cabinteely Village, which boasts numerous cafes, restaurants, and local services.
Hypothesis: The significant investment in the nearby Cherrywood area, including planned retail, residential, and business hubs, will likely enhance the desirability and value of properties within a 3km radius, further improving walkability and access to services for residents of Beech Park.
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.