3 Cuil Duin Close, Citywest, Dublin 24, D24 C64C
6 homes sold nearby. See what they went for — and what to bid on this one.
€600,000 · 5 Bed · 3 Bath · 176m² · Semi-D
Market Position
Below Typical Sale Prices
At €600,000, 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.
6 closed sales nearby · 9mo recency · Moderate 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 €600,000, 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 €30,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €600,000, 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.
€30,000
That's what overbidding by just 5% on a €600,000 home costs you — before interest.
A €19 check before a €600,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 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
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±16%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Cuil Duin Avenue, Cuil Duin, Citywest, Dublin | 2025-03-10 | 127m² | |
| 42 Carrigmore Ave, Citywest, Saggart, Dublin 24, Dublin | 2025-06-12 | 119m² |
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 Advantage: With an A2 BER rating, this property's annual energy costs are estimated at €800-€1,200, significantly lower than the €1,800-€2,200 expected for a D-rated property of similar size in the area, offering annual savings of €1,000-€1,400.
Spacious Configuration: This 176m² semi-detached property offers 5 bedrooms and 3 bathrooms, providing ample living space that is 28.6% larger than the median size of properties sold within 1km over 180 days (estimated median size based on price per sqm and median sale price), offering superior accommodation.
Value Optimization Potential: While already well-appointed, a strategic upgrade of the kitchen or bathrooms could add an estimated €20,000-€30,000 in value, capitalizing on the property's strong bones and excellent BER rating, far exceeding typical renovation costs.
Hypothesis: The substantial size (176m²) combined with the A2 BER rating positions this property to benefit from future energy price increases, potentially making its initial premium over the local median sale price an attractive long-term investment for buyers prioritizing running costs and space over immediate short-term price parity.
Amenities
Transport Links: Proximity to the Luas Red Line at the Red Cow stop provides direct access to Dublin City Centre, complemented by Dublin Bus routes 13, 69, 77A, and 77X serving Citywest, offering excellent commuter options.
Educational Facilities: The area is well-served by educational institutions including Citywest Educate Together National School (1.2km) and Coláiste Cois Life (3.5km), providing good options for families.
Local Services: Residents have convenient access to The Square Tallaght shopping centre (3km) for a wide range of retail outlets and amenities, and multiple pharmacies and local GPs are within a 2km radius.
Hypothesis: The ongoing development and planned infrastructure upgrades in the Dublin 24 area, including potential enhancements to public transport links and the addition of new community facilities, are likely to further increase the desirability and valuation of properties like this one, especially those with high BER ratings and generous living space.
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.