25 Graydon Road, Main Street, Newcastle, Co.Dublin, D22 Y1Y5
11 homes sold nearby. See what they went for — and what to bid on this one.
€469,000 · 3 Bed · 3 Bath · 116m² · Semi-D
Market Position
Priced Within Local Sold Range
At €469,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 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 €469,000, 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 €23,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €469,000, 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.
€23,450
That's what overbidding by just 5% on a €469,000 home costs you — before interest.
A €19 check before a €469,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €469,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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
11
Transactions Analysed
Within 1.5km
10 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Graydon Road, Graydon, Newcastle, Dublin | 2025-10-20 | 116m² | |
| 27 Graydon Road, Graydon, Newcastle, Dublin | 2025-07-09 | 116m² |
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
A2 BER Advantage: With an A2 BER rating, this property’s annual energy costs are estimated at €800-€1,200, representing a significant saving of €1,000-€1,400 annually compared to the €1,800-€2,200 typically associated with D-rated properties of this size.
Details
- Generous Living Space: The property’s 116m² size makes it notably larger than the average 60m² properties sold in the 3km radius and 90m² properties in the 5km radius, offering superior living space for residents.
- Optimal Configuration: The property's 3-bedroom, 3-bathroom configuration perfectly aligns with the median property profiles for both bedrooms and bathrooms within a 3km radius, meeting typical family needs and market expectations.
- Hypothesis: The exceptional A2 BER, combined with its generous size that exceeds local averages, positions this property as a highly desirable, future-proof asset that will retain strong appeal and potentially higher resale value compared to less energy-efficient or smaller homes in the area.
Amenities
Key Transport Links: Dublin Bus routes 68 and 69 serve Newcastle, providing direct connectivity to Dublin City Centre, while the Luas Red Line at Saggart offers further connectivity options within a short drive.
Details
- Local Essential Services: The area benefits from educational facilities like Newcastle National School within the village, and major healthcare access is provided by Tallaght University Hospital within reasonable proximity.
- Local Lifestyle Access: Residents can access local shops in Newcastle village, with broader retail options including Dunnes Stores in Citywest and Citywest Shopping Centre nearby, alongside local pubs like The Newcastle Inn.
- Hypothesis: The continued development of Graydon Road and the surrounding Newcastle area, coupled with its blend of local village amenities and improving transport links to wider Dublin, suggests an evolving community that will increasingly attract families seeking a balance of semi-rural living and suburban convenience, enhancing long-term property demand.
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.