28 Grange Crescent, Dun Laoghaire, Kill O' The Grange, Co. Dublin, A96 X3F1
19 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 3 Bed · 1 Bath · 77m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €595,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
19 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 €595,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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.
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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 2.1% 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 · 12% 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
€595,000
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
19
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±17%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Grange Crescent, Kill O The Grange, Dublin, Dublin | 2025-05-19 | 102m² | |
| 7 Foxrock Grove, Foxrock, Dublin 18, Dublin | 2025-09-16 | 112m² |
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
BER Upgrade Opportunity: Upgrading the C3 BER rating to a B2 rating could cost an estimated €8,000-€12,000 but is likely to increase property value by €15,000-€20,000, offering a good return on investment.
Average Size for Area: At 77m², this property is smaller than the average property size of 126m² within a 1km radius over the past 180 days, potentially impacting its appeal and value proposition.
Configuration Mismatch: The single bathroom configuration is below the median of 2 bathrooms seen in the 1km radius over the past 180 days, which could be a significant drawback for many buyers.
Hypothesis: The C3 BER rating, while not poor, represents an opportunity for value enhancement; investing in insulation and heating upgrades costing €8,000-€12,000 could boost the BER to B2 and increase market appeal, potentially adding €15,000-€20,000 to the property's value, especially given the average 2 bathrooms in the immediate vicinity.
Amenities
Connectivity Hub: This location is served by Dublin Bus routes 75 and 114, offering direct access to Blackrock DART station (2.5km) and within reasonable reach of the Luas Green Line.
Education Access: Proximity to St. Laurence's Boys National School (0.8km) and Dun Laoghaire Educate Together National School (1.2km), along with Holy Child Community School (1.5km), provides excellent educational options.
Local Lifestyle Hub: Residents have easy access to a variety of amenities including Dun Laoghaire Shopping Centre (2km), local cafes like Hartley's, and the expansive recreational spaces of Pearse Park (0.5km).
Hypothesis: The area's strong public transport links, particularly the direct bus routes to the DART and Luas, combined with multiple primary and secondary schools within a 1.5km radius, suggest that properties here will continue to command a premium due to their inherent family appeal and commuter convenience, especially as population density increases.
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.