26 Coppinger Glade, Blackrock, Co. Dublin, A94 H327
11 homes sold nearby. See what they went for — and what to bid on this one.
€585,000 · 2 Bed · 1 Bath · 70m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €585,000, 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 · 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 €585,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €585,000, 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.
€29,250
That's what overbidding by just 5% on a €585,000 home costs you — before interest.
A €19 check before a €585,000 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
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 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
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 |
|---|---|---|---|
| 1 Orpen Hill, Stillorgan, Dublin, Dublin | 2025-04-04 | 80m² | |
| 112 Carysfort Park, Blackrock, Dublin, Dublin | 2025-12-05 | 82m² |
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 Investment: With a C1 BER rating, upgrading to a B2 rating would likely cost €8,000-€12,000 and could increase the property's value by €15,000-€20,000, representing a sound investment.
Moderate Size, High Value Density: At 70.0m², this 2-bedroom end-of-terrace property commands a price per sqm of approximately €8,783 (€614,784/70m²), which is above the 1km radius median of €7,328/m² over 180 days, indicating efficient use of space for its value.
Value Optimization Opportunity: While the current BER is C1, focusing on minor energy efficiency improvements could yield a significant return on investment, particularly as neighboring properties might hold higher BER ratings, pushing this one towards a premium.
Hypothesis: The €459,843 standard deviation in sale prices within 1km for similar property types suggests that minor cosmetic updates and enhanced internal presentation, rather than major structural or BER upgrades, could unlock a further €50,000-€75,000 in value, aligning it more closely with higher-priced recent sales.
Amenities
Excellent Transport Hub: Located in Blackrock, this property benefits from close proximity to DART stations like Blackrock (approx. 1km) and access to multiple Dublin Bus routes including the 4 and 7, facilitating easy commutes to the city centre and surrounding areas.
Prime Educational and Healthcare Access: The area is well-served by schools such as Blackrock College and Carysfort National School, and healthcare facilities including Blackrock Clinic and St. Vincent's University Hospital, all within a short distance.
Vibrant Lifestyle and Retail Precinct: Residents have easy access to the diverse retail offerings of Blackrock Village, including specialist shops, supermarkets like Tesco and SuperValu, and a wide array of cafes and restaurants such as FRANKS and The Blackrock.</br>Walkable convenience is high, with pedestrian-friendly streets and access to numerous parks like Rockfield Park and Carysfort Park.
Hypothesis: The high concentration of high-performing secondary schools and the presence of a major university (University College Dublin is accessible via public transport) within a 5km radius significantly boosts long-term property value appreciation, especially for family-oriented properties, by attracting stable, educated resident demographics.
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.