33 Hazelbrook, Kinsealy Lane, Malahide, Co.Dublin, K36 R272
11 homes sold nearby. See what they went for — and what to bid on this one.
€945,000 · 4 Bed · 3 Bath · 145m² · Semi-D
Market Position
Priced Above Local Sales
At €945,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
11 closed sales nearby · 8mo 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 €945,000, 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 €47,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €945,000, 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.
€47,250
That's what overbidding by just 5% on a €945,000 home costs you — before interest.
A €19 check before a €945,000 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
Financial Exposure · 20% 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
€945,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
8 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Brookfield, Malahide, Dublin, Dublin | 2025-04-16 | 201m² | |
| 23 Oak Park, Kinsealy Lane, Malahide, Dublin | 2025-11-27 | 137m² |
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
Superior Energy Efficiency: The A3 BER rating means annual energy costs are estimated to be €800-€1,200, a saving of approximately €1,000-€1,400 annually compared to a D-rated property of similar size in the same area.
Generous Space Allocation: At 145m², this 4-bedroom semi-detached home offers an average of 36.25m² per bedroom, providing ample living space that aligns with higher-value property expectations in Dublin.
Value Optimization Opportunity: While already high-quality, a targeted upgrade from A3 to A1 BER could potentially enhance property value by an estimated €10,000-€15,000 for an investment of €5,000-€8,000, further solidifying its market position.
Hypothesis: The A3 BER rating, combined with the property's size and configuration, positions it strongly for the premium Dublin market; however, a strategic investment in smart home technology or further insulation could push its value into the top quartile of the A-rated bracket, attracting buyers prioritising future-proofed, ultra-efficient living.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 43 and 142, providing direct access to Dublin city centre and surrounding areas, with the nearest stops approximately 800m away.
Premium Educational Access: Residents benefit from proximity to highly-regarded schools such as St. Oliver's National School (1.2km) and Malahide Community School (2.5km), with the latter offering strong post-primary options.
Prime Retail and Leisure: Proximity to Malahide Village (3km) offers a wealth of amenities including boutiques, cafes like The Pepper Pot, restaurants such as The Shack, and the picturesque Malahide Castle & Gardens.
Hypothesis: The increasing development of the northern Dublin hinterland, with potential for enhanced public transport links towards the city centre and further amenities in areas like The Liam Lawlor Centre and the planned Northern Cross development, could significantly bolster the long-term investment appeal and connectivity of properties in the Kinsealy Lane area.
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.