9 Inishboffin, Bailey View, Dalkey, Co. Dublin, A96 NW56
17 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 2 Bed · 1 Bath · 82m² · Apartment
Market Position
Priced Within Local Sold Range
At €645,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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.
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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 decreased 2% 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
17
Transactions Analysed
Within 1.5km
11 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Tuskar, Piolt View, Harbour Rd Dalkey, Dublin | 2025-09-04 | 85.4m² | |
| 10 Claddagh, Bailey View, Harbour Rd, Dublin | 2025-10-31 | 85m² |
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 C Rating Potential: With a BER rating of C, upgrading insulation and heating systems to achieve a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs compared to lower-rated properties.
Spacious Living Area: At 82.0m², this 2-bedroom apartment offers a generous living space, providing approximately 41.0m² per bedroom, which is favourable for comfort and usability compared to smaller apartment configurations.
Value Optimization Opportunity: While the BER is C, focusing on minor energy efficiency upgrades such as attic insulation or draught-proofing could offer a strong return on investment, enhancing appeal and reducing ongoing costs without major expenditure.
Hypothesis: The current C BER rating, while not ideal, presents a clear opportunity for value enhancement; a targeted investment in improving insulation and potentially upgrading the heating system could elevate its energy efficiency significantly, aligning it with the higher standards of properties in this prime location and potentially capturing an additional €15,000-€20,000 in market value.
Amenities
Excellent Transport Connectivity: Dalkey is served by the DART at Dalkey Station (approx. 1km) and multiple Dublin Bus routes including the 7D and 59, providing efficient links to Dublin city centre and surrounding areas.
Prime Lifestyle Location: Residents have direct access to amenities like Finnegans (local pub/restaurant), Country Bake (cafe), and the picturesque Killiney Hill Park, all within a short walk, enhancing quality of life and convenience.
Convenient Local Services: The property is within walking distance of Dalkey Village's retail offerings, including supermarkets like Spar and independent boutiques, with immediate access to local pharmacies and healthcare clinics.
Hypothesis: The combination of direct DART access to Dublin city (under 30 minutes) and the immediate availability of high-quality lifestyle amenities such as restaurants like DeVille's and green spaces like Dalkey Hill makes this location highly desirable for both professionals and families, suggesting continued strong demand and potential for capital appreciation driven by its exclusive coastal setting.
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.