52 Abby Well, Kinsealy, Malahide, Co. Dublin, K36 V638
8 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 2 Bed · 1 Bath · 62m² · Apartment
Market Position
At the Upper End of Local Sales
At €380,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
8 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 €380,000, 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 €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €25 check before a €380,000 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 · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
8
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±13%
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 St Olaves, Malahide Rd, Kinsealy, Dublin | 2024-11-27 | 65m² | |
| 35 St Olaves Chapel Rd, Kinsealy, Dublin, Dublin 17, Dublin | 2025-03-24 | 65m² |
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 Rating Opportunity: The C1 BER rating suggests that upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and offering annual energy savings of €600-€1,000 compared to its current rating.
Space Efficiency: At 62.0m², this 2-bedroom apartment offers a reasonable internal space, with the median sale price per sqm within 1km indicating a typical market valuation for this size.
Value Optimization Potential: Investing in targeted energy efficiency upgrades from a C1 rating could enhance the property's market appeal and long-term operational costs, making it more competitive against higher-rated properties.
Hypothesis: The C1 BER rating, while not poor, presents a clear opportunity for a targeted investment in energy efficiency upgrades, which could unlock a significant portion of the value premium typically seen in B-rated properties within the local market, thereby improving its long-term capital growth prospects.
Amenities
Transport Connectivity: The area is served by Dublin Bus routes 42 and 152, with potential access to the DART at nearby Malahide Station (approximately 3km), offering commuter links to Dublin City Centre.
Local Educational Access: Proximity to primary schools like St. Helen's Junior School and secondary schools such as Malahide Community School provides convenient educational options for families.
Retail and Parks: Residents benefit from local shopping facilities at nearby coastal villages and access to green spaces like Malahide Castle Grounds for recreation and leisure.
Hypothesis: The development of enhanced direct public transport links, potentially through extensions or improved frequency of existing bus routes serving Kinsealy, coupled with the planned infrastructure improvements often seen in Dublin's suburban growth areas, could significantly boost property values by improving commuter access and lifestyle appeal.
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.