71 Diswellstown Way, Castleknock, Dublin 15, D15 EKV9
65 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 3 Bed · 3 Bath · 109m² · Semi-D
Market Position
Priced Above Local Sales
At €645,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
65 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 €645,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 65 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
65 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 3% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
65
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 · 65 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Mulberry Park, Carpenterstown, Dublin 15, Dublin 15, Dublin | 2025-08-05 | 130m² | |
| 55 Diswelltown Way, Castleknock, Dublin, Dublin | 2025-08-08 | 150m² |
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 an A3 BER rating, this property's annual energy costs are estimated to be €800-€1,200, offering savings of €1,000-€1,400 annually compared to a D-rated property of similar size.
Space Efficiency: The 109m² semi-detached home with 3 bedrooms and 3 bathrooms provides good space utilization, aligning well with typical family needs in the area.
Investment Potential: While the A3 BER is strong, a strategic upgrade to an A2 rating could further enhance value by an estimated €10,000-€15,000 and reduce annual energy costs by an additional €200-€400, representing a tangible return on investment.
Hypothesis: The A3 BER rating, while excellent, positions this property just below the top-tier A1 ratings seen in some new developments; however, the €697,327.56 estimated value suggests that the market may not fully price in the incremental benefits of an A1 over A3, creating a potential for value growth as energy efficiency becomes an even stronger market driver.
Amenities
Transport Links: Connectivity is strong with Dublin Bus routes 25A, 25B, 66, 67, and 67A serving the immediate vicinity, providing direct access to Dublin city centre and surrounding areas.
Local Conveniences: Residents have easy access to the shops and services at the nearby Phoenix Park Racecourse complex, including a supermarket and cafes, along with the wider retail offerings at Blanchardstown Shopping Centre.
Educational Hub: The area is well-served by educational facilities including Scoil Thomáis, St. Catherine's Special School, and Hartstown Community College, all within a short distance.
Hypothesis: The ongoing development of the Dublin Metro North project, which is planned to potentially extend services closer to Dublin 15, could significantly increase the long-term value and attractiveness of properties in areas like Diswellstown Way by reducing commute times and improving overall connectivity, suggesting a potential future uplift beyond current market trends.
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.