5 Silken Park Lane, Kingswood Cross, Dublin 22, Dublin 22, D22 N2W7
8 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 4 Bed · 4 Bath · 175m² · Detached
Market Position
Priced Within Local Sold Range
At €550,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 2.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 12mo recency · Moderate 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 €550,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
8
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1a Carrigmore Terrace, Saggart, Co Dublin, Dublin 24, Dublin | 2025-10-01 | 150m² | |
| 3 Carrigmore Glen, City West, Saggart, Dublin 24, Dublin | 2025-03-06 | 212m² |
Transactions within a 3.0km 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 Advantage: With a B2 BER rating, this property offers superior energy efficiency, estimated to cost €800-€1,200 annually, compared to €1,800-€2,200 for a D-rated property of similar size.
Spacious Living: The 175m² size positions this property as very large, exceeding the average property size of 83.9m² within a 3km radius, offering significant living space.
Value Optimization: Upgrading from a B2 BER to an A-rated property could cost €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000, representing a focused investment for higher returns.
Hypothesis: The B2 rating, while good, suggests a market opportunity exists for further energy efficiency upgrades; targeting an A-rating could unlock a premium of 2-3% on the current estimated value, driven by the increasing buyer demand for exceptionally efficient homes.
Amenities
Connectivity Hub: This location is served by Dublin Bus routes 25, 66, and 67, offering direct access to Dublin City Centre, and is within a reasonable distance of the Luas Red Line at Kingswood stop.
Local Essentials: Residents have access to The Square Tallaght shopping centre (approx. 1.5km), a variety of local shops at Kingswood Cross, and Tallaght University Hospital (approx. 2km) for healthcare needs.
Family & Leisure: The property is in proximity to several primary schools, including Scoil Santain (approx. 1km), and green spaces such as Corkagh Park (approx. 1.5km) for recreation.
Hypothesis: The current lack of a direct Luas Red Line stop within immediate walking distance (Kingswood stop is approx. 1.5km away) represents a slight connectivity gap; if the planned expansion of the Luas network includes a stop closer to Silken Park Lane, property values in this specific area could see a 5-10% uplift due to enhanced public transport accessibility.
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.