6 Woodstown Walk, Knocklyon, Dublin 16, D16 YA39
16 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 4 Bed · 4 Bath · 175m² · Detached
Market Position
Priced Within Local Sold Range
At €895,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 8mo 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 €895,000, 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 €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 median of comparable sales. 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
16
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±17%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 47 Hunters Court, Hunters Wood, Dublin 24, Dublin 24, Dublin | 2025-09-03 | 114m² | |
| 14 Hunters Court, Ballycullen, Dublin 24, Dublin 24, Dublin | 2025-09-08 | 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 Value Proposition: The B3 BER rating, while good, offers a €15,000-€20,000 potential value uplift with an estimated €8,000-€12,000 investment to upgrade to a B2, representing a smart optimization.
Spacious Family Home: At 175m², this property is larger than the average sale price within 1km (€506,608), offering ample living space that aligns with the higher-end segment of the market.
Value Optimization Opportunity: The estimated value of €962,789.5 for this 175m² property, given a B3 BER, presents an opportunity to enhance its market appeal and potentially achieve a higher sale price through targeted energy efficiency upgrades.
Hypothesis: While the B3 BER is respectable, the significant price difference between the median sale price for all properties (€506,608 within 1km) and the median sale price for the same type (detached, €1,010,000 within 1km) indicates that size and specific features within the detached category command a substantial premium, suggesting that further enhancements beyond basic BER improvements, such as premium finishes or additional extensions, could push this property towards the higher end of its segment.
Amenities
Transport Links: The area is served by Dublin Bus routes 66, 66a, 66b, 66d, 67, and 67a, offering comprehensive connectivity to Dublin city centre and surrounding areas.
Educational Hub: Proximity to several schools including Scoil Naomh Áine, St. Mary's National School, and Templeogue College provides strong educational options for families.
Local Conveniences: Residents have access to nearby shopping facilities such as Knocklyon Shopping Centre, featuring a Lidl supermarket, and a variety of local shops and cafes.
Hypothesis: The significant number of sales within 0.5km (22 sales) and 1km (12 sales in 30 days) suggests a high demand for properties in this well-serviced Dublin 16 location, with a hypothesis that the direct access to major bus corridors and the presence of established family amenities are key drivers of this demand, potentially mitigating the impact of a slightly higher asking price.
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.