25 Rosehaven, Castleknock, Dublin 15, Castleknock, Dublin 15, D15 EY13
50 homes sold nearby. See what they went for — and what to bid on this one.
€365,000 · 2 Bed · 2 Bath · 70m² · Apartment
Market Position
At the Upper End of Local Sales
At €365,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
50 closed sales nearby · 11mo 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 €365,000, 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 €18,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €365,000, 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.
€18,250
That's what overbidding by just 5% on a €365,000 home costs you — before interest.
A €19 check before a €365,000 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 50 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
50 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 increased 0.4% 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.
Financial Exposure · 11% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€365,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
50
Transactions Analysed
Within 1.5km
11 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 · 50 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 49 Rosehaven, Carpenterstown Rd, Castleknock Dublin 15, Dublin 15, Dublin | 2025-01-13 | 70.3m² | |
| 10 Stationcourt Hall, Coolmine, Dublin 15, Dublin 15, Dublin | 2025-12-17 | 105m² |
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
Value-Add Opportunity: Upgrading from a B3 BER rating to a B1 would involve an estimated cost of €1,500-€2,500 and could increase the property's value by €5,000-€8,000, with potential annual energy savings of €300-€500 compared to lower ratings.
Space Efficiency: At 70.0m², this 2-bedroom, 2-bathroom apartment offers a competitive size relative to the median apartment size of 93.18m² within a 3km radius over the past 180 days.
Optimization Potential: Given the B3 BER rating, focusing on small, cost-effective energy efficiency upgrades like improved insulation or draft proofing could yield a significant return on investment and enhance market appeal.
Hypothesis: The high proportion of properties with unknown BER ratings (100% across all radii and timeframes) indicates a potential market inefficiency; properties that actively obtain and prominently display their BER certificate, even a B3, could achieve a 3-5% higher sale price due to increased buyer confidence and transparency.
Amenities
Transport Hub: This location is well-served by Dublin Bus routes 25, 66, and 67, offering direct access to Dublin city centre and surrounding areas.
Local Conveniences: Residents are within walking distance of numerous amenities including SuperValu Castleknock, numerous cafes, and local eateries, enhancing daily life convenience.
Educational Access: The property is ideally situated for families, with St. Brigid's National School and Castleknock Community College both located within a 1km radius.
Hypothesis: The ongoing development of the Dublin Metro North line, even if not directly adjacent, will create a ripple effect of increased desirability and infrastructure investment in connected suburban areas like Castleknock, potentially driving property value appreciation by an additional 8-10% over the next 5 years as commute times to key employment hubs decrease.
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.