2A Seamount Road, Malahide, Co.Dublin, Malahide, Co. Dublin, K36 HH01
25 homes sold nearby. See what they went for — and what to bid on this one.
€1,300,000 · 4 Bed · 3 Bath · 200m² · Detached
Market Position
Priced Within Local Sold Range
At €1,300,000, this home is priced within the typical range of 25 recent closed sales nearby. There's room to negotiate — seller leverage is 1.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
25 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €1,300,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €65,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,300,000, 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.
€65,000
That's what overbidding by just 5% on a €1,300,000 home costs you — before interest.
A €19 check before a €1,300,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
25 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 7.2% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 13% 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
€1,300,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
25
Transactions Analysed
Within 1.5km
13 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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Seamount Abbey, Malahide, Co Dublin, Dublin | 2025-08-29 | 214.1m² | |
| St Patricks, Broomfield, Malahide, Dublin | 2025-02-12 | 128m² |
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
Efficient Insulation: The B1 BER rating suggests good energy efficiency, with estimated annual energy costs likely ranging from €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size.
Generous Space: At 200.0m², this detached property offers ample living space, which is 30% larger than the median sale price for similar broad property types within a 1km radius which has a median size indicative of smaller dwellings.
Value Optimization Potential: While the B1 BER is good, investing €5,000-€8,000 to achieve an A-rating could potentially increase the property's value by €10,000-€15,000 and further reduce annual energy costs by an estimated €300-€500.
Hypothesis: The B1 BER rating positions this property well in terms of energy efficiency, but the relatively high median sale price for the same broad type of property within 1km (€875,000) indicates that buyers in this micro-market may be willing to pay a significant premium for properties that exceed standard quality expectations, suggesting further enhancements could yield substantial returns.
Amenities
Transport Hub: The property is well-connected, with access to Dublin Bus routes 41 and 102 serving the area, and the Malahide DART station providing direct access to Dublin city centre, located approximately 1.5km away.
Family Focus: Residents have access to excellent educational facilities including St. Oliver Plunkett's National School (under 1km) and Malahide Community School (under 2km), along with multiple childcare options like Little Stars Crèche (1.2km).
Leisure & Services: The area boasts a wide array of lifestyle amenities such as Malahide Castle and Gardens (1.3km), numerous restaurants and cafes along the coast, and a range of local shops and supermarkets including a Tesco (1.8km).
Hypothesis: The high concentration of sought-after amenities, particularly the excellent transport links via the DART and the proximity to strong educational institutions and recreational spaces, creates a significant lifestyle premium that is likely to underpin sustained property value growth in this specific Malahide micro-location.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.