29 Sion Road, Glenageary, Co. Dublin, A96 P9D8
49 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 4 Bed · 2 Bath · 140m² · Detached
Market Position
Below Typical Sale Prices
At €975,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
49 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 49 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
49 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 17.3% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
49
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
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 · 49 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 55 Avondale Rd, Killiney, Dublin, Dublin | 2025-02-26 | 155m² | |
| 69 Avondale Rd, Killiney, Dublin, Dublin | 2025-06-04 | 125m² |
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
C3 BER Potential: With a C3 BER rating, energy efficiency could be improved; upgrading to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while reducing annual energy costs compared to lower-rated homes.
Generous Space: At 140m², this 4-bedroom, 2-bathroom detached house offers ample living space, which is competitive and appealing for family buyers within this sought-after Dublin location.
Value Optimization: Given the C3 BER, investing in insulation and heating upgrades could optimize long-term value and reduce operational costs, turning a potential drawback into an investment opportunity.
Hypothesis: The property's C3 BER rating, while not optimal, places it in a mid-tier energy performance. Further investment to achieve a B1 or A3 rating could unlock significant future capital growth and rental appeal, especially as energy efficiency becomes a more prominent buyer consideration.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 7, 7A, 45A, 63, 111 operating from nearby stops, providing direct access to Dublin city centre and surrounding areas.
Educational Hub: Proximity to esteemed educational institutions like Rathdown School (approx. 0.5km), St. Andrew's College (approx. 2km), and the National Maritime College of Ireland (approx. 3km) enhances its family appeal.
Village Lifestyle: Within walking distance are the amenities of Dún Laoghaire, including its pier, shopping centres like Dun Laoghaire Shopping Centre, and a variety of cafes and restaurants like Olivio and Hartley's.
Hypothesis: The strong connectivity to major employment hubs via multiple bus routes and the DART (Dún Laoghaire Station approx. 1.5km), combined with excellent schooling and a vibrant coastal lifestyle, solidifies Glenageary as a prime residential location, likely to sustain or increase property values.
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.