41 Glen Drive, The Park, Cabinteely, Dublin 18, Co. Dublin, D18 V2Y3
46 homes sold nearby. See what they went for — and what to bid on this one.
€745,000 · 3 Bed · 1 Bath · 94m² · Semi-D
Market Position
At the Upper End of Local Sales
At €745,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
46 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 €745,000, 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 €37,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €745,000, 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.
€37,250
That's what overbidding by just 5% on a €745,000 home costs you — before interest.
A €19 check before a €745,000 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 46 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
46 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.5% 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
46
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 · 46 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 43 Park Drive, The Park, Cabinteely, Dublin 18, Dublin | 2026-01-16 | 88m² | |
| 32 Highland Ave, The Park, Cabinteely Dublin 18, Dublin 18, Dublin | 2025-12-01 | 100m² |
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 B3 Efficiency: A B3 BER rating indicates good energy efficiency, leading to estimated annual energy costs of €1,200-€1,800, compared to €2,000-€2,800 for a D-rated property of similar size.
Space Efficiency: With 94.0m² spread across 3 bedrooms and 1 bathroom, the property offers a reasonable balance, though a second bathroom could enhance its appeal and value.
Value Optimization: Minor upgrades to reach a B1 or A-rated BER, costing an estimated €5,000-€8,000, could increase property value by €10,000-€15,000, offering a solid return on investment.
Hypothesis: The current B3 BER rating, while good, represents a missed opportunity for significant value uplift, as pushing to an A-rating could unlock an additional 1-2% of property value in a market increasingly sensitive to energy performance.
Amenities
Transport Hub: Proximity to the Luas Green Line at Carrickmines (approx. 1.5km) and Dublin Bus routes 44, 63, and 118 provides excellent connectivity to Dublin City Centre and surrounding areas.
Family & Lifestyle Hub: Close to Kilternan School of Music, Loreto Foxrock (secondary), and Gaelscoil Sliabh Rua (primary), plus Carrickmines Retail Park with its wide array of shops and restaurants.
Green Space Access: Residents benefit from proximity to Cabinteely Park (1.2km), offering extensive walking trails, playgrounds, and recreational facilities for active lifestyles.
Hypothesis: The strategic location, offering direct access to the Luas and multiple bus routes, combined with a high concentration of quality educational institutions and extensive parkland within a 2km radius, positions this area as a prime target for families seeking both convenience and lifestyle, driving 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.