73 Pinewood, Ballybrack, Co. Dublin, A96 T2P6
11 homes sold nearby. See what they went for — and what to bid on this one.
€494,950 · 3 Bed · 2 Bath · 80m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €494,950, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 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 €494,950, 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 €24,748 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €494,950, 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.
€24,748
That's what overbidding by just 5% on a €494,950 home costs you — before interest.
A €19 check before a €494,950 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±11%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Pinewood, Ballybrack, Killiney, Dublin | 2025-11-17 | 115m² | |
| 27 Pinewood, Ballybrack, Dublin, Dublin | 2025-07-16 | 88m² |
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 Value Proposition: With a C2 BER rating, potential buyers could invest approximately €8,000-€12,000 to upgrade to a B2 rating, potentially increasing the property's value by €15,000-€20,000 and offering annual energy cost savings of €600-€1,000 compared to its current rating.
Space Efficiency: At 80m², this 3-bedroom, 2-bathroom end-of-terrace property offers a reasonable internal footprint, aligning with the typical configuration for family homes in this price bracket.
Value Optimization: The current estimated value of €515,363.12, compared to the asking price of €494,950, presents an opportunity for buyers to acquire the property below its estimated market valuation, allowing for potential aesthetic or functional upgrades.
Hypothesis: Given the C2 BER rating and the presence of 2 bathrooms, a strategic upgrade focusing on insulation and heating controls, rather than a full system replacement, could achieve a B1 or A3 rating for an estimated cost of €6,000-€9,000, thereby significantly enhancing marketability and long-term value.
Amenities
Transport Links: The property is well-served by Dublin Bus routes 44 and 75, providing direct access to Dublin City Centre and surrounding suburbs, and is a short drive from the DART station at Glenageary.
Educational Hub: Proximity to St. Michael's Special School (0.8km), St. Andrew's College (1.5km), and the National Maritime College of Ireland (2km) offers diverse educational options.
Local Conveniences: Nearby amenities include a Lidl supermarket (0.6km), Savvy Fitness gym (0.7km), and numerous cafes and restaurants along the main street of Dún Laoghaire, enhancing daily life and convenience.
Hypothesis: The consistent presence of strong public transport links (bus and DART) and proximity to both primary and secondary educational institutions within a 1km radius suggests that this area will continue to see sustained demand from families and young professionals, bolstering property values irrespective of broader economic fluctuations.
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.