34 Castle Court, Killiney Hill Road, Killiney, Co Dublin, Killiney, Co. Dublin, A96 P6D2
17 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 3 Bed · 2 Bath · 102m² · Detached
Market Position
Below Typical Sale Prices
At €595,000, 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.
17 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 €595,000, 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 €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.
These signals interact — full analysis in report.
€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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 · High
17
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Bayview, Killiney Hill Rd, Killiney, Dublin | 2025-11-18 | 74m² | |
| 1 Hacketsland Mews, Brookdene, Dublin 18, Dublin 18, Dublin | 2025-09-17 | 158m² |
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 Investment Opportunity: Upgrading the B3 BER rating to an A-rated standard, typically costing €5,000-€9,000, could potentially lead to annual energy cost savings of €600-€1,000 compared to its current B3 rating, representing a strong ROI.
Generous Size: At 102m², the property is smaller than the average property size of 112.5m² sold within a 1km radius over the last 180 days, indicating potential for expansion or a higher price per sqm.
Configuration Mismatch: While the property has 3 bedrooms and 2 bathrooms, which aligns with the median for a 1km radius over 180 days, its 102m² size is less than the average 112.5m², suggesting a less spacious layout for its bedroom count compared to typical homes.
Hypothesis: The consistent 100% BER unknown percentage across all radii suggests a market where BER information is either not disclosed or not a primary selling point, indicating potential for astute buyers to leverage a strong BER as a competitive advantage.
Amenities
Excellent Transport Hub: This property is well-served by Dublin Bus routes 44, 63, and 114, providing direct access to Dublin City Centre and surrounding areas, with the DART station at Dalkey (approx. 2km) a short drive away.
Prime Educational Access: Residents benefit from proximity to highly-regarded schools such as St. Michael's House (approx. 500m) and Loreto Abbey Dalkey (approx. 1.5km), alongside numerous childcare facilities.
Vibrant Local Lifestyle: The area boasts a variety of amenities including gourmet restaurants like Primavera and local cafes, while Killiney Hill Park offers extensive walking trails and stunning coastal views just a short distance away.
Hypothesis: The strong concentration of high-performing schools and the availability of direct public transport to the city centre within a 3km radius create a 'family commuter premium' that drives higher property values, especially for properties offering easy access to these key services.
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.