62 Kill Abbey, Deansgrange, Co. Dublin, A94 TK59
38 homes sold nearby. See what they went for — and what to bid on this one.
€1,095,000 · 5 Bed · 3 Bath · 168m² · Semi-D
Market Position
At the Upper End of Local Sales
At €1,095,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
38 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 €1,095,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €54,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,095,000, 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.
€54,750
That's what overbidding by just 5% on a €1,095,000 home costs you — before interest.
A €19 check before a €1,095,000 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 38 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
38 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
38
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 · 38 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 49 Kill Abbey, Kill O' The Grange, Blackrock, Dublin | 2025-08-29 | 189m² | |
| 10 Abbey Court, Abbey Rd, Monkstown, Dublin | 2025-12-17 | 127m² |
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 B Efficiency: With a BER B rating, this property will have annual energy costs of approximately €800-€1,200, representing savings of €1,000-€1,400 annually compared to a D-rated property of similar size.
Ample Living Space: At 168.0m², this property offers 28% more internal space than the median sale price within a 1km radius over 180 days for properties of a similar broad type (estimated median size around 130m² based on average price per sqm).
Value Optimization Potential: Upgrading from BER B to a BER A rating could further reduce annual energy costs by an estimated €200-€400 and potentially add €8,000-€12,000 in property value, making it a strategic investment.
Hypothesis: The current asking price, while below the estimated value, might be influenced by the property's relatively higher internal square footage for its immediate micro-location, suggesting that buyers in Deansgrange may prioritize generous living space over maximizing BER efficiency beyond a 'B' rating, a trend that could shift with increasing energy cost volatility.
Amenities
Transport Hub Access: The property is well-served by Dublin Bus routes 46A, 61, and 75, with services to Dublin City Centre and surrounding areas, and is approximately a 15-minute drive to the DART station at Blackrock.
Educational Cluster: It is situated within proximity to St. Brigid's Boys and Girls National Schools (under 1km) and Loreto High School (1.2km), making it highly attractive for families.
Local Retail & Leisure: Deansgrange village offers a range of amenities including SuperValu, pharmacies, and various cafes and restaurants, all within a 10-minute walk.
Hypothesis: The dense provision of excellent primary and secondary schools within a 1.5km radius, combined with the frequent bus services to key employment hubs, positions this area as a prime location for young families and professional commuters, suggesting that any future infrastructure developments focused on enhancing pedestrian access to these amenities will likely further boost property values.
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.