7 Swift Hall, Carrickmines Wood, Carrickmines, Dublin 18, Carrickmines, Dublin 18, D18 EE67
51 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 2 Bed · 2 Bath · 99m² · Apartment
Market Position
Below Typical Sale Prices
At €545,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
51 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 €545,000, 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 €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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 51 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €545,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
51 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 9.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
51
Transactions Analysed
Within 1.5km
12 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 · 51 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Swift Hall, Carrickmines Ave, Carrickmines Wood Dublin 18, Dublin 18, Dublin | 2025-12-04 | 99m² | |
| 37 Papworth Hall, Brennanstown Wood, Dublin 18, Dublin | 2025-06-09 | 97m² |
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 C2 Cost Consideration: Upgrading from a C2 BER to a B2 would likely cost €6,000-€9,000 and could increase the property's value by €10,000-€15,000, representing a sensible investment for long-term energy cost reduction.
Details
- Energy Savings Potential: With a C2 BER rating, this property's annual energy costs are estimated to be €1,400-€1,800, compared to €800-€1,200 for a B-rated property of similar size, presenting an annual saving of €600-€1,000.
- Space Efficiency: The property's 99m² size with 2 bedrooms and 2 bathrooms is slightly smaller than the average property size of 119m² sold within 1km over 180 days, indicating a more compact offering that might appeal to a specific buyer profile.
- Hypothesis: The prevalence of properties with BER ratings unknown (100% within 1km, 3km, and 5km) suggests a market-wide lack of detailed energy performance data, creating an opportunity for sellers to differentiate by obtaining and showcasing a higher BER rating, potentially commanding a 5-7% premium.
Amenities
Transport Connectivity: This location is well-served by Dublin Bus routes 175, 118, and 44B, with the nearest Luas Green Line stop at Carrickmines (approx. 1.5km away), facilitating easy access to Dublin City Centre and surrounding areas.
Details
- Lifestyle & Education Hub: Residents have convenient access to Dunnes Stores and Aldi at The Park Carrickmines for shopping, as well as amenities like the Sugar Club restaurant and the Kilternan Community Centre, with nearby educational institutions including St. Brigid's National School and Rathfarnham Educate Together National School.
- Walkability & Green Spaces: The property is situated within Carrickmines Wood, offering pleasant walking routes, and is in close proximity to Cabinteely Park (approx. 2km), providing ample recreational space for residents.
- Hypothesis: The ongoing development and expansion of the Luas Green Line towards Bray and further south, coupled with planned infrastructure upgrades in the surrounding area, will likely increase the appeal and property values of locations like Carrickmines within a 3-5 year timeframe.
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.