5 Saint Catherine's Park, Glenageary, Sandycove, Co. Dublin, A96 YT68
44 homes sold nearby. See what they went for — and what to bid on this one.
€1,250,000 · 4 Bed · 1 Bath · 167m² · Semi-D
Market Position
Priced Within Local Sold Range
At €1,250,000, this home is priced within the typical range of 44 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
44 closed sales nearby · 12mo 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 €1,250,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €62,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,250,000, 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.
€62,500
That's what overbidding by just 5% on a €1,250,000 home costs you — before interest.
A €19 check before a €1,250,000 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 44 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
44 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
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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 11.1% 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
44
Transactions Analysed
Within 1.5km
12 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 · 44 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 34 Gosworth Park, Dalkey, Co Dublin, Dublin | 2025-07-17 | 130m² | |
| 48 Castlepark Road, Sandycove, Dun Laoghaire, Dublin | 2025-08-01 | 154m² |
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
Significant BER Upgrade Potential: With a G BER rating, upgrading to a B2 could cost an estimated €15,000-€20,000 but is projected to increase the property's value by €25,000-€35,000, representing a substantial return on investment.
Space Efficiency: At 167m², this is a substantial property, however, the single bathroom for 4 bedrooms is a significant configuration gap that could detract from its appeal and value compared to local norms where 2+ bathrooms are typical for this size.
Value Optimization Through Modernisation: Given the G BER rating, investing in energy efficiency upgrades (insulation, heating system, windows) costing approximately €15,000-€20,000 could unlock an additional €25,000-€35,000 in market value, transforming it from a renovation project to a desirable home.
Hypothesis: The significant difference between the property's size (167m²) and its G BER rating suggests a substantial opportunity for value enhancement; by investing in a comprehensive energy efficiency upgrade costing around €15,000-€20,000, the property could potentially command a 5-10% higher sale price, bridging the gap with higher-rated properties in the vicinity.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 111 and 145, providing direct access to Dún Laoghaire and central Dublin, respectively, and is within a 15-minute walk of Glenageary DART station.
Prime Educational and Healthcare Access: It is situated within catchment areas for prominent schools like Rathdown School and Cluny Convent and is a short drive to St. Michael's Hospital in Dún Laoghaire.
Vibrant Local Lifestyle: Residents benefit from proximity to popular cafes and restaurants in Glasthule village, the coastal walks along Sandycove and Dún Laoghaire harbour, and numerous green spaces including Myrtle Park.
Hypothesis: The combination of direct DART access and a high density of well-regarded primary and secondary schools within a 1km radius strongly suggests that properties in this specific micro-location command a consistent 'family premium' of 10-15% over otherwise comparable properties in Glenageary due to the appeal to affluent families prioritising education and coastal living.
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.