53 Abbeyfield, Killester, Dublin 5, D05 CH79
6 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 3 Bed · 4 Bath · 120m² · Bungalow
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 7mo 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €695,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 size-adjusted median, 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
6
Transactions Analysed
Within 1.5km
7 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 49 Abbeyfield, Killester, Dublin 5, Dublin 5, Dublin | 2025-05-23 | 90m² | |
| 25 Abbeyfield, Killester, Dublin 3, Dublin 5, Dublin | 2025-01-22 | 121m² |
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 Improvement Potential: A D2 BER offers a clear upgrade path; investing €8,000-€12,000 to reach B2 could enhance property value by €15,000-€20,000 and slash annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Spacious Living: At 120m², this bungalow provides significantly more space than the average 93m² property sold within a 1km radius over the last 180 days, enhancing its appeal and potential for comfortable family living.
- Exceptional Bathroom Provision: Boasting four bathrooms, this property stands out significantly from the local market, where the median for properties sold within a 1km radius over the last 180 days is just one bathroom, offering rare convenience and luxury.
- Hypothesis: The combination of its generous size and a standout four-bathroom configuration offers a strong competitive advantage, offsetting its D2 BER by appealing to buyers seeking immediate comfort and functionality, potentially leading to faster sales than similarly sized D-rated properties with fewer bathrooms.
Amenities
Seamless Connectivity: Killester DART Station offers direct access to Dublin City Centre, supplemented by frequent Dublin Bus routes 29a, 31, 32, and 130 along Malahide Road and Howth Road for extensive urban reach.
Details
- Family & Lifestyle Hub: Home to esteemed schools like St Brigid's National School and St Mary's Holy Faith Secondary School, Killester offers vast green spaces including St Anne's Park and the scenic Clontarf Promenade for leisure and family activities.
- Local Convenience & Care: SuperValu Killester and local village shops cater to daily needs, while accessible healthcare, including local pharmacies and clinics, plus Beaumont Hospital nearby, ensures comprehensive local support.
- Hypothesis: Ongoing investment in public transport infrastructure and the sustained popularity of Killester's established family-friendly amenities, particularly its access to St Anne's Park, will continue to drive demand and property value growth in the area, solidifying its appeal for long-term residents.
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.