71 Eden Villas, Glasthule, Glasthule, Co. Dublin, A96 TX34
23 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 3 Bed · 1 Bath · 73m² · End of Terrace
Market Position
Below Typical Sale Prices
At €525,000, 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.
23 closed sales nearby · 10mo 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 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 9.9% 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
23
Transactions Analysed
Within 1.5km
10 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Odonnell Gardens, Sandycove, Dun Laoghaire, Dublin | 2025-10-31 | 78m² | |
| 23 Eden Rd Upper, Dun Laoghaire, Dublin, Dublin | 2025-10-21 | 90m² |
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
Energy Efficiency Upgrade: With an E1 BER rating, this property currently incurs higher running costs; upgrading to a B2 rating could cost between €15,000-€25,000, but would significantly reduce annual energy bills by an estimated €1,000-€1,400.
Details
- Value Enhancement Opportunity: Investing in BER improvements from E1 to a B2 could not only enhance living comfort and reduce utility expenses but also potentially increase the property's market value by €20,000-€35,000, making it a valuable long-term investment.
- Compact Configuration: At 73m² with 3 bedrooms and 1 bathroom, this end-of-terrace home is efficient but notably smaller than the average property size of 149m² within a 1km radius, and its single bathroom is below the 1km median of 2 bathrooms.
- Hypothesis: Given the prevalence of older housing stock in Glasthule, properties like this E1-rated home, despite their current energy inefficiency, hold significant untapped value as renovation projects that, once upgraded, will command a premium due to their desirable location and improved sustainability.
Amenities
Excellent Transport Connectivity: This Glasthule property offers superb transport links, being within walking distance of Glasthule & Sandycove DART stations for direct rail access to Dublin City Centre, supplemented by Dublin Bus routes 7, 7a, and 8 providing comprehensive local connections.
Details
- Coastal Lifestyle Appeal: Residents benefit from immediate proximity to iconic coastal amenities, including the Forty Foot swimming spot, scenic walks along Dun Laoghaire Pier, and the People's Park, alongside the vibrant Glasthule Village with its array of restaurants like Caviston's and popular cafes.
- Comprehensive Local Services: The area is well-served by highly regarded educational facilities such as Loreto Abbey Dalkey and Rathdown School, with accessible healthcare services including local pharmacies and St. Michael's Hospital in Dún Laoghaire, ensuring comprehensive family support.
- Hypothesis: The enduring appeal of Glasthule, driven by its unique blend of coastal charm, strong community feel, and excellent educational and leisure amenities, will continue to drive demand for properties, particularly those offering convenient access to the DART line for city commuters seeking a high-quality suburban lifestyle.
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.