62 Eden Villas, Glasthule, Co Dublin, Glasthule, Co. Dublin, A96 DT27
53 homes sold nearby. See what they went for — and what to bid on this one.
€800,000 · 3 Bed · 2 Bath · 113m² · Semi-D
Market Position
Priced Within Local Sold Range
At €800,000, this home is priced within the typical range of 53 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
53 closed sales nearby · 11mo 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 €800,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €40,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €800,000, 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.
€40,000
That's what overbidding by just 5% on a €800,000 home costs you — before interest.
A €19 check before a €800,000 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 53 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
53 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.
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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 decreased 8.4% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
53
Transactions Analysed
Within 1.5km
11 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 · 53 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Rosmeen Park, Dun Laoghaire, Dublin, Dublin | 2025-05-08 | 138m² | |
| 3 Rosmeen Park, Sandycove, Dublin, Dublin | 2025-07-02 | 156m² |
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 Advantage: With a B3 BER rating, this property offers a good energy efficiency level, likely resulting in annual energy costs of €1,100-€1,500, compared to an estimated €1,900-€2,500 for a D-rated property of similar size in the area.
Space Efficiency: At 113m², this 3-bedroom, 2-bathroom semi-detached home is well-proportioned for its type, aligning with the median 3-bedroom configuration in the 1km radius, suggesting a functional layout.
Value Optimization Potential: While the BER rating is B3, a strategic upgrade to a B1 or A2 could cost €4,000-€7,000 and potentially increase the property's value by €10,000-€15,000, representing a solid return on investment.
Hypothesis: The lack of BER data in the provided raw metrics (100% unknown across all radii) suggests a potential for a significant value uplift for sellers who invest in obtaining accurate BER certificates for their properties, as it will differentiate them in a market where this information is typically absent.
Amenities
Transport Hub: Glasthule is exceptionally well-connected, served by the DART stations at Glasthule and Glenageary, providing swift access to Dublin city centre and surrounding coastal towns.
Prime Lifestyle Location: Residents benefit from proximity to a vibrant village centre with shops like Mitchell & Son, cafes such as Caviston's, and parks like Peoples Park and Fitzwilliam Square, fostering a high quality of life.
Family & Education Focus: The area is close to highly-regarded schools including Rathdown School and Holy Child Killiney, and offers numerous childcare options like Little Stars Montessori, making it very attractive for families.
Hypothesis: The strong walkability score of Glasthule, coupled with the direct DART line access to employment hubs in Dublin's Docklands, positions properties in this locale for continued capital appreciation driven by a blend of desirable lifestyle and essential commuter convenience.
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.