25 Graydon Road, Newcastle, Co. Dublin
10 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 3 Bed · 3 Bath · 115m² · Semi-D
Market Position
Priced Within Local Sold Range
At €485,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±8%
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 · 10 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
Exceptional Energy Efficiency: The A2 BER rating indicates significantly lower annual energy costs, estimated at €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size, offering immediate savings of €1,000-€1,400 annually.
Optimal Size and Configuration: At 115m² with 3 bedrooms and 3 bathrooms, the property offers a well-balanced living space that aligns with current market demand for family homes in this size bracket.
Value Optimization Potential: While already high-quality with an A2 BER, further value could be unlocked by focusing on interior design and landscaping to align with premium buyer expectations, potentially adding €10,000-€15,000 in appeal and value.
Hypothesis: The A2 BER rating, while excellent, may represent a missed opportunity for even greater value enhancement; achieving an A1 rating with further insulation or solar panel upgrades (estimated cost €5,000-€8,000) could potentially increase the property's value by €15,000-€20,000 in the long term, especially in a market prioritizing sustainability.
Amenities
Strategic Transport Access: While specific route numbers are not provided for Newcastle, the area is typically served by Dublin Bus routes connecting to major hubs, and its location suggests potential access to the N7 motorway for quicker commutes to Dublin city center.
Local Educational and Healthcare Hub: The vicinity offers St. Mary's National School andColaiste Cois Life secondary school, alongside access to primary care services and pharmacies within a short drive.
Green Spaces and Recreation: Residents can enjoy local parks and walking trails around Newcastle village, providing ample opportunities for outdoor recreation and family activities.
Hypothesis: The development of a dedicated public transport link, such as a local shuttle to a nearby train station or Luas line, could significantly boost property values in Newcastle by improving commuter accessibility, potentially adding 5-8% to property values in the catchment area.
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.