38 Watson Park, Killiney, Ballybrack, Co. Dublin, A96 H4X5

0 homes sold nearby. See what they went for — and what to bid on this one.

€649,950 · 9504 Bed · 2 Bath · 124m² · Semi-D

Statistical analysis of transaction data. Does not consider your financial position, borrowing capacity, or personal circumstances. Terms.

Market Position

Limited Transaction Data

At €649,950, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.

Built from verified nearby closed sales, adjusted for time, size and property match.
Sources: PPR, SEAI, OPW, planning records.

Bid Model Unavailable

Not enough closed transaction data for this property.

We found 0 comparable transactions within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.

This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.

Property & Area Checks

Flood exposure, nearby development activity, and local signals that could affect value or bidding pressure.

Pending Planning Applications

No pending applications found nearby. 5 applications on record (3 granted, 1 refused).

Flood Exposure Check

Cross-references flood extent mapping, historical flood events, and study area classification for this location.

What Buyers Actually Paid Nearby

148 closed sales within 1.5km · 24 months. Similar homes: type match.

Asking €649,950 sits below the typical range for similar closed sales.

Filters broadened (size, beds) to increase sample size.

Asking €649,950LowTypical range (adjusted)Median (adjusted)

Sales adjusted to match this listing (size + date). This is the dataset behind your bid strategy.

Adjusted median

12-month rolling

Typical Range

P25–P75

Asking position

Low

vs. closed sales

Filters: 1.5km · 24m · type-matched · Unlock to adjust

Statistical Confidence · Low

Transactions Analysed

Within 1.5km

—

Data Freshness

Most recent sale age

±20%

Price Spread

How much prices vary

Low

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

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

Full methodology →

Local Market Notes

Property Quality

BER Improvement Potential: Upgrading the E1 BER rating to a C1 could cost an estimated €10,000-€15,000 and potentially increase property value by €20,000-€25,000, offering a strong return on investment.

Details

Size Comparison: At 124 sqm, this property is slightly larger than the average property size of 112 sqm sold within a 1km radius over the past 180 days.
Configuration Mismatch: The property lists 9504 bedrooms, which is highly anomalous; assuming this is a data error and it has a standard number of bedrooms (likely 3-4 based on median data), its configuration may not align with market demand for larger homes.
Hypothesis: Given the E1 BER rating, the market may increasingly favour properties with better energy efficiency, suggesting that the current rating could limit future appreciation or desirability unless substantial upgrades are undertaken, especially as similar properties in the wider 5km area have a higher percentage of apartments (20%) which often have better energy ratings.

Amenities

Transport Hub: The property is well-served by Dublin Bus routes 44, 63, and 114, and is within proximity to the DART services at Dalkey station (approx. 1.5km walk).

Details

Educational Proximity: It is located near highly-regarded schools such as Loreto Dalkey (approx. 800m), Rathdown School (approx. 1km), and Johnstown National School (approx. 1.2km).
Retail & Leisure Access: Residents have convenient access to local shops and cafes in Killiney Village (approx. 500m) and a short drive to the amenities of Dalkey and Glasthule.
Hypothesis: The substantial number of 4+ bedroom properties and higher average sales prices within a 3km radius (compared to the immediate 1km radius) suggest that families prioritize space and proximity to premium schools like St. Gerard's School (approx. 3km), potentially indicating a future demand shift towards larger, family-oriented homes in this specific Killiney locale.

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.