4 Kilteragh Pines, Westminster Road, Foxrock, Dublin 18, D18 Y248
18 homes sold nearby. See what they went for — and what to bid on this one.
€1,150,000 · 5 Bed · 5 Bath · 260m² · Terrace
Market Position
Below Typical Sale Prices
At €1,150,000, 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.
18 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €1,150,000, 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 €57,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,150,000, 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.
€57,500
That's what overbidding by just 5% on a €1,150,000 home costs you — before interest.
A €19 check before a €1,150,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 1.5% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
18
Transactions Analysed
Within 3.0km
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Brighton Cottages, Foxrock, Co Dublin, Dublin | 2025-08-15 | 116m² | |
| 58 Meadow Vale, Deansgrange, Blackrock, Dublin | 2025-11-26 | 151m² |
Transactions within a 3.0km 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 Rating: The SI_666 BER rating is not a standard Irish rating and requires clarification; however, assuming a lower rating, upgrading from a D to a B2 standard could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Space Efficiency: With 260m² and 5 bedrooms/5 bathrooms, the property offers generous living space, averaging 52m² per bedroom, which is significantly larger than typical new builds and appeals to larger families or those requiring extensive home office setups.
Value Optimization: The current asking price of €1,150,000 for a property of this size and specification in a desirable Dublin location presents an opportunity for value optimization, especially if the BER can be improved to enhance market appeal and reduce running costs.
Hypothesis: Given the large size of the property (260m²) and assuming a non-optimal BER rating, a focused investment in energy efficiency upgrades, costing an estimated €8,000-€12,000, could not only reduce annual energy bills by an estimated €1,000-€1,400 compared to a D-rated property but also unlock an additional €15,000-€20,000 in market value.
Amenities
Transport Links: This property is well-connected, with Dublin Bus routes 44, 63, and 114 serving the nearby Westminster Road, offering direct access to Dundrum and the city centre.
Educational Hub: The area boasts excellent educational facilities, including the highly-regarded Clonard Monastery Primary School (under 1km), St. Tiernan's Community School (under 2km), and access to UCD via public transport.
Local Services: Residents have convenient access to shopping and services, with the Dundrum Town Centre, a major retail and leisure hub, just a short drive away, offering a wide array of shops, restaurants, and entertainment options.
Hypothesis: The proximity to major transport arteries like the M50 and established bus routes, coupled with the presence of high-achieving schools and a major shopping centre within a few kilometers, positions this property as a prime family home that could see sustained demand and potential capital growth driven by its excellent amenity provision and strong commuter appeal.
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.