8 Cedar Park, Ridgewood, Swords, Co. Dublin, K67 R295
15 homes sold nearby. See what they went for — and what to bid on this one.
€785,000 · 4 Bed · 4 Bath · 195m² · Detached
Market Position
Below Typical Sale Prices
At €785,000, 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.
15 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 €785,000, 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 €39,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €785,000, 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.
€39,250
That's what overbidding by just 5% on a €785,000 home costs you — before interest.
A €19 check before a €785,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
Statistical Confidence · High
15
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±13%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Heather View, Forest Road, Swords, Dublin | 2025-02-13 | 155.7m² | |
| 2 Boroimhe Laurels Swords, Dublin, Dublin | 2025-03-27 | 192m² |
Transactions within a 3.0km 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 B2 Efficiency: A B2 BER rating suggests good energy efficiency; upgrading to a B1 could cost approximately €3,000-€5,000 and potentially reduce annual energy bills by €100-€150 compared to the current B2, while a comparable property with a D1 rating would likely incur an additional €800-€1,200 annually in energy costs.
Generous Proportions: The property's 195.0m² size offers substantial living space, which is likely to be a strong selling point in an area where the average sale price per sqm within 1km is €4,776.
Investment in Upgrades: While the BER is good, a targeted investment of €8,000-€12,000 to reach an A3 rating could add an estimated €15,000-€20,000 to the property's value and further reduce annual energy costs by another €200-€300.
Hypothesis: The B2 BER rating, while solid, presents an opportunity for value enhancement; optimizing insulation and heating systems to achieve an A-rated BER could not only increase the property's market appeal significantly but also position it as a premium offering within the €4,776 per sqm local market, attracting buyers prioritizing long-term running costs.
Amenities
Transport Links: Proximity to Dublin Bus routes 41, 43, and 102 provides direct access to Dublin Airport and city center destinations, with the nearest stop approximately 500m away.
Local Conveniences: Within a short walk, residents can access the Pavilions Shopping Centre, offering a wide range of retail outlets, supermarkets like Tesco and Dunnes Stores, and various dining options.
Educational Hub: The area is well-served by educational facilities, including St. Colmcille's Community School (secondary) and Holywell Educate Together National School (primary), both within a 1km radius.
Hypothesis: The development of a new transport hub connecting the Swords Express bus route with a proposed Luas cross-city extension would dramatically enhance this property's commuter appeal, potentially adding 15-20% to its value by bridging the gap to central Dublin more efficiently than current bus services alone.
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.