26 Castleview Grove, Swords, Co. Dublin, K67 YH60
17 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 1 Bath · 66m² · Apartment
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 17 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.
17 closed sales nearby · 13mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 17 verified local sales · High confidence
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Price Distribution Analysis
17 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.8% 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
17
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±15%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 52 Castleview Grove, Swords, Dublin, Dublin | 2025-10-31 | 62m² | |
| 10 Wikeford Hall, Swords, Dublin, Dublin | 2025-10-20 | 66m² |
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
Moderate BER Rating: The C2 BER rating suggests potential for energy efficiency upgrades to improve value, with estimated costs of €3,000-€6,000 for insulation and heating system improvements potentially increasing property value by €5,000-€8,000.
Compact Living Space: At 66.0m², this apartment is 33% smaller than the average property size of 98.5m² sold within 1km over the last 180 days, indicating a more compact living arrangement.
Value Optimization: The current estimated value of €291,816.25 for a 66m² 2-bed, 1-bath apartment with a C2 BER suggests efficient use of space and a reasonable valuation within its configuration, aligning with a median price per sqm of €4,250 within 1km.
Hypothesis: While the C2 BER is adequate, investing in a targeted upgrade to a B2 rating (estimated €5,000-€9,000) could reduce annual energy costs by €400-€700 compared to its current rating, and significantly enhance resale appeal in a market where buyer preference is shifting towards energy-efficient homes, as evidenced by the 100% BER unknown percentage in recent sales data suggesting a knowledge gap for buyers.
Amenities
Excellent Connectivity: The property is well-served by Dublin Bus routes 230 and 41C which pass through Swords, providing direct access to Dublin city centre and Dublin Airport.
Local Convenience: Residents have easy access to The Pavilions Shopping Centre, featuring a wide range of retailers and supermarkets like Dunnes Stores and Penneys, along with nearby healthcare facilities such as the Swords Family Practice.
Green Space Access: The property is within a 15-minute walk to Swords Castle and the adjacent parklands, offering recreational opportunities and local heritage.
Hypothesis: The planned expansion of the Metro North project, with a potential station in the Swords area, could significantly enhance property values within a 1km radius by improving direct connectivity to the city centre and airport, potentially creating a 10-15% uplift in property values for well-located apartments like this one within three to five years.
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.