36 Brighton Wood, Brighton Wood, Foxrock, Dublin 18, Foxrock, Dublin 18, D18 A4WR
16 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 3 Bed · 3 Bath · 131m² · Terrace
Market Position
Priced Above Local Sales
At €895,000, 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.
16 closed sales nearby · 10mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €895,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 increased 20% 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
16
Transactions Analysed
Within 1.5km
10 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Brighton Cottages, Foxrock, Co Dublin, Dublin | 2025-08-15 | 116m² | |
| 17 Brighton Court, Foxrock, Dublin 18, Dublin 18, Dublin | 2025-07-31 | 148m² |
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: With an A3 BER rating, this property's annual energy costs are estimated to be €800-€1,200, a significant saving compared to an estimated €1,800-€2,200 for a D-rated property of similar size in the area.
Spacious Configuration: The property offers 131.0m² of living space with 3 bedrooms and 3 bathrooms, aligning well with the median of 3 bathrooms and 4.5 bedrooms within the 1km radius over 90 days, but is smaller than the average size of 175.5m².
Value Optimization Opportunity: While the property has a strong BER rating, a strategic upgrade from A3 to A1 could potentially improve long-term value by an additional €10,000-€15,000, though initial costs would be around €4,000-€7,000.
Hypothesis: The A3 BER rating is a strong selling point, but the property's size of 131.0m² is notably smaller than the average of 175.5m² within 1km over 180 days; this suggests that while energy efficiency is high, a buyer might perceive less value for space compared to larger, though potentially less energy-efficient, homes in the immediate vicinity.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 44 and 75, providing direct access to Dublin city center and surrounding areas, and is within a 15-minute drive to the Luas Green Line at Sandyford.
Prime Educational Hub: Close proximity to top-tier educational facilities including St. Michael's College (1.5km), Loreto Foxrock (1.2km), and Blackrock College (2.5km) makes it highly attractive for families.
Convenient Local Services: Amenities like Foxrock Village with its local shops, cafes (e.g., The Gables), and restaurants, along with larger retail options at Cornelscourt Shopping Centre (1.8km), are easily accessible.
Hypothesis: The Foxrock location, with its strong transport links via nearby bus routes and proximity to the Luas, combined with its abundance of high-quality schools and lifestyle amenities, positions properties in Brighton Wood as highly desirable for families and professionals seeking a blend of suburban tranquility and urban accessibility, potentially supporting sustained property value growth.
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.