90 Glenageary Avenue, Glenageary, Glenageary, Co. Dublin, A96 W0Y0
43 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 5 Bed · 1 Bath · 145m² · Semi-D
Market Position
Below Typical Sale Prices
At €775,000, 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.
43 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.
Instant access · No subscription · Refund if not useful
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.
These signals interact — full analysis in report.
€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 43 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
43 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 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.
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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 13% 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
43
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 · 43 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 83 Glenageary Ave, Glenageary, Dublin, Dublin | 2025-12-12 | 129m² | |
| 114 Glenageary Ave, Dun Laoghaire, Dublin, Dublin | 2025-08-07 | 143m² |
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 Deficit: The E1 BER rating suggests potential for significant energy efficiency upgrades; bringing this property to a B2 rating could cost an estimated €10,000-€15,000 and potentially increase its value by €20,000-€30,000, with an estimated annual saving of €900-€1,300 compared to its current rating.
Space Efficiency: With 145m² across 5 bedrooms, this property offers an average of 29m² per bedroom, which is relatively spacious and aligns with larger family homes, offering good value per square meter for its bedroom count.
Configuration Gap: The property has only 1 bathroom for 5 bedrooms, a significant imbalance that may necessitate costly renovations to meet modern buyer expectations, potentially impacting resale value by €25,000-€40,000 due to the inconvenience.
Hypothesis: The substantial investment required for both BER upgrades and bathroom additions points to an opportunity for a buyer to significantly enhance the property's marketability and long-term value, potentially yielding a return on investment of 150-200% on the renovation costs if executed strategically.
Amenities
Transport Connectivity: Proximity to DART stations like Glenageary (approx. 1km) and Glasthule (approx. 1.2km) provides direct access to Dublin city centre and coastal towns, complemented by Dublin Bus routes such as 75 and 111 serving the immediate area.
Educational Hub: The area boasts strong educational facilities, including Rathdown School (approx. 0.8km), St. Joseph of Cluny Secondary School (approx. 1km), and Glenageary National School (approx. 0.6km), offering excellent options for families.
Lifestyle & Retail Access: Residents benefit from the vibrant shopping and dining scene in nearby Dalkey and Glasthule villages, with access to boutiques, cafes, and supermarkets like Tesco and Lidl within a 1-2km radius, alongside recreational spaces like Glenageary Park.
Hypothesis: The excellent walkability score (estimated 7/10) due to proximity to coastal paths, village centers, and multiple public transport options positions this property as highly desirable for buyers prioritizing both convenience and lifestyle, potentially commanding a 5-8% premium over comparable properties with poorer connectivity.
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.