89 Watson Drive, Killiney, Co Dublin, Killiney, Co. Dublin, A96 H1X0
68 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 4 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €775,000, this home is priced within the typical range of 68 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
68 closed sales nearby · 9mo 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 €775,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €38,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €775,000, 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.
€38,750
That's what overbidding by just 5% on a €775,000 home costs you — before interest.
A €19 check before a €775,000 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 68 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €775,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
68 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 size-adjusted median. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 9.2% 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
68
Transactions Analysed
Within 1.5km
9 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 · 68 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 89 Watson Dr, Killiney, Dublin, Dublin | 2025-11-25 | 159m² | |
| 88 Watson Park, Killiney, Dublin, Dublin | 2025-10-16 | 137m² |
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 Rating Advantage: The B3 BER rating offers an advantage, implying estimated annual energy costs of €1,300-€1,800, which are notably lower than D-rated properties in the area estimated at €2,200-€2,700.
Details
- Generous Size: With 120 sqm, the property is slightly smaller than the average property size of 132.8 sqm within a 1km radius over the last 180 days, positioning it as a comfortably sized but not oversized home.
- Value Optimization Opportunity: Investing €8,000-€12,000 to upgrade the BER from B3 to a B1 or A2 could potentially increase the property's value by €15,000-€20,000, offering a solid return on investment given the local market's focus on energy efficiency.
- Hypothesis: The B3 BER rating, while good, leaves potential for further value enhancement through targeted energy upgrades; a €10,000 investment could lift its appeal to buyers prioritizing top-tier energy efficiency, potentially commanding a 5-8% premium in a market where such attributes are increasingly valued.
Amenities
Transport Connectivity: The area is served by Dublin Bus routes 44 and 63, providing direct access to Dublin city centre, and the DART at Killiney Station is approximately 1.5km away, offering excellent commuter options.
Details
- Local Lifestyle Hub: Residents have convenient access to amenities including Tesco (1km), Killiney Shopping Centre (1.2km), and a range of local restaurants and cafes along the N11.
- Family and Education Focus: Proximity to Johnstown National School (800m), Holy Child Community School (1.5km), and dedicated childcare facilities like Little Stars (1km) makes this an attractive location for families.
- Hypothesis: The proximity of the DART line, specifically Killiney Station (1.5km), combined with the N11 access, suggests that properties in Watson Drive could benefit from increased buyer interest from those commuting both southwards and into Dublin city, potentially commanding a 3-5% premium compared to areas less directly connected to these key transport arteries.
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.