44 Sandford Wood, Swords, Swords, Co. Dublin, K67 RY17
73 homes sold nearby. See what they went for — and what to bid on this one.
€490,000 · 3 Bed · 3 Bath · 100m² · Semi-D
Market Position
Priced Within Local Sold Range
At €490,000, this home is priced within the typical range of 73 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
73 closed sales nearby · 13mo 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 €490,000, 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 €24,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €490,000, 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.
€24,500
That's what overbidding by just 5% on a €490,000 home costs you — before interest.
A €19 check before a €490,000 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 73 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €490,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
73 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 size-adjusted median. 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 5.2% 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
73
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±14%
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 · 73 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 50 Sandford Wood, Swords, Dublin, Dublin | 2024-10-31 | 125m² | |
| 29 Sandford Wood, Swords, Dublin, Dublin | 2024-12-16 | 115m² |
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 C3 Efficiency: The C3 BER rating is typical for many homes, suggesting moderate energy efficiency without significant immediate cost savings compared to lower-rated properties.
Details
- Standard Size and Configuration: At 100m² with 3 bedrooms and 3 bathrooms, the property aligns with the median configuration in the 1km radius (3 beds, 2-3 baths) and the 30-day average size.
- Value Optimization Opportunity: With a C3 BER, upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 based on market premiums for better energy efficiency.
- Hypothesis: Given that 100% of properties within 1km in the last 90 days had an unknown BER rating, the C3 rating of this property, while not exceptional, provides a concrete benchmark and might be perceived as a positive factor for buyers actively seeking energy performance data, potentially commanding a slight premium over properties with no disclosed rating.
Amenities
Airport Proximity & Transport Hub: Located in Swords, the property benefits from proximity to Dublin Airport and easy access to major transport routes, with Dublin Bus routes serving the area and frequent services towards Dublin City Centre.
Details
- Local Retail & Services: The property is close to The Pavilions Shopping Centre, offering a wide range of retail, dining, and essential services, alongside numerous local shops and supermarkets in Swords town centre.
- Educational & Healthcare Access: Nearby educational facilities include Holywell Educate Together National School and Loreto College Swords, with Connolly Hospital Blanchardstown and Beaumont Hospital accessible by car or public transport.
- Hypothesis: The development of the Swords Express bus service and potential future integration of Metro North could significantly enhance the property's connectivity and commuter appeal, leading to a notable increase in its value within the next 5-10 years, given the ongoing investment in public transport infrastructure for the North Dublin region.
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.