41 The Pines, Killester, Dublin 5, D05 KW58
9 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 2 Bed · 1 Bath · 68m² · House
Market Position
Priced Within Local Sold Range
At €400,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 7mo 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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
9
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±8%
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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Abbey Court, Abbey Park, Killester, Dublin 5, Dublin | 2025-12-16 | 88m² | |
| 69 Bothar Ribh, Artane, Dublin 5, Dublin 5, Dublin | 2025-07-02 | 92m² |
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 C Value Proposition: With a C BER rating, this property likely incurs annual energy costs of approximately €1,400-€1,800, which is €400-€800 more annually than a B-rated property of similar size.
Size Efficiency: At 68m², this 2-bedroom house offers a compact living space, which is 83.9% smaller than the median sale price of €622,500 for same broad type properties within 1km, suggesting a potential trade-off between size and price.
Value Optimization Opportunity: Upgrading from a C BER to a B2 rating could cost approximately €5,000-€7,000 and potentially increase the property's value by €7,000-€10,000, representing a solid return on investment.
Hypothesis: Given that the median sale price per square meter within 0.5km is €5,825 and within 1km is €5,876, the property's estimated value of €435,835 for 68m² translates to approximately €6,410 per m², suggesting that its current valuation may be conservative relative to the immediate micro-market, potentially due to its BER rating or condition.
Amenities
Transport Hub Access: This property benefits from proximity to Dublin Bus routes 15, 27, and 42, offering direct connectivity to Dublin city center and surrounding areas within a short walk.
Local Educational Network: Residents have access to prominent schools like St. David's CBS (0.7km), Edenmore Park Educate Together NS (0.9km), and St. Mary's Secondary School (1.2km), enhancing family appeal.
Convenient Retail and Healthcare: Shopping needs are met by Artane Castle Shopping Centre (1.3km), with pharmacies like HSE Health Centre Coolock (1.8km) and Beaumont Hospital (2.5km) ensuring healthcare accessibility.
Hypothesis: The presence of the DART station at Clontarf Road (2.2km) combined with the frequent bus services means that commuting times to the city centre can be as low as 25-35 minutes, positioning this property as a strong contender for those seeking a balance between suburban living and urban accessibility, despite being slightly further from direct Luas lines.
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.