5 Ashleigh Lawn, Malahide, Co. Dublin, K36 PW22
39 homes sold nearby. See what they went for — and what to bid on this one.
€1,400,000 · 4 Bed · 2 Bath · Detached
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Market Position
Priced Above Local Sales
At €1,400,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
39 closed sales nearby · 14mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €1,400,000, 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 €70,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,400,000, 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.
€70,000
That's what overbidding by just 5% on a €1,400,000 home costs you — before interest.
A €19 check before a €1,400,000 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 39 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,400,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
39 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.4% 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.
Financial Exposure · 15% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,400,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
39
Transactions Analysed
Within 1.5km
14 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 · 39 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7a Parnell Cottages, Malahide, Dublin, Dublin | 2025-11-28 | 213m² | |
| 2 St Andrews Grove, Malahide, Dublin, Dublin | 2024-11-28 | 150m² |
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
B3 BER Rating Potential Savings: A B3 BER rating offers moderate energy efficiency; upgrading to a B2 could cost approximately €2,000-€3,000 and potentially save €100-€150 annually on energy costs compared to a C-rated property.
Details
- Average Size for Type: The property's size of 120m² is consistent with other detached houses in the local market, where the average property size within a 1km radius over 180 days is 116.79m².
- One Bathroom Limitation: The single bathroom configuration for a 4-bedroom property is below the median of 2 bathrooms within a 1km radius over the last 180 days, potentially impacting its appeal and market value for larger families.
- Hypothesis: The current single bathroom configuration represents a significant opportunity for value enhancement; a strategically planned extension adding a second bathroom could cost €15,000-€25,000 but is likely to yield a capital uplift of €30,000-€50,000 by aligning the property with local buyer preferences and market norms.
Amenities
Excellent Transport Connectivity: Malahide is served by Dublin Bus routes 43 and 33, providing direct access to Dublin City Centre, and is a short drive to Malahide DART station for further connectivity.
Details
- Rich Lifestyle and Retail Hub: Residents have access to the boutique shops, cafes, and restaurants of Malahide village, alongside major supermarkets like Tesco and SuperValu, and the nearby Pavilions Shopping Centre in Swords.
- Prime Educational and Recreational Access: The area boasts esteemed schools such as Malahide Community School and St. Oliver Plunkett's Primary School, with close proximity to Malahide Castle and Gardens and local sports clubs.
- Hypothesis: The strong local amenity offering in Malahide, including its renowned village centre, excellent schools, and extensive parklands, creates a high demand premium that is not fully reflected in the current property's estimated value, suggesting potential for future capital growth driven by its desirable lifestyle attributes and established community infrastructure.
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.