Apartment 25, Bartra Rock, Harbour Road, Dalkey, Co. Dublin, A96 YP83
18 homes sold nearby. See what they went for — and what to bid on this one.
€675,000 · 2 Bed · 2 Bath · 78m² · Apartment
Market Position
Priced Above Local Sales
At €675,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
18 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 €675,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €33,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €675,000, 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.
€33,750
That's what overbidding by just 5% on a €675,000 home costs you — before interest.
A €19 check before a €675,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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 median of comparable sales. 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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.2% 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
18
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Bartra Rock, Harbour Rd, Dalkey, Dublin | 2025-10-01 | 94m² | |
| 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 Efficiency: The 'C' BER rating indicates moderate energy efficiency; upgrading to a 'B2' rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, with annual energy savings of €1,000-€1,400 compared to lower-rated properties.
Standard Size: At 78m², this 2-bedroom, 2-bathroom apartment offers a reasonable size for its type, fitting the typical configuration for modern apartment living in well-serviced areas.
Value Optimization: While BER C is acceptable, focusing on insulation, efficient heating systems, and potential window upgrades could significantly enhance its energy profile, making it more attractive to cost-conscious buyers and potentially yielding a return on investment through increased marketability and value.
Hypothesis: Given the 'C' BER rating, there's a significant opportunity to improve energy efficiency, potentially by €8,000-€12,000, to achieve a 'B' rating. This upgrade could not only reduce annual energy costs by approximately €1,000-€1,400 but also make the property more competitive against newer builds or those with superior energy credentials in a market increasingly focused on sustainability.
Amenities
Transport Hub: While specific DART or Luas stops aren't detailed, Dalkey benefits from Dublin Bus routes like the 79A, providing connectivity to Dublin city centre, and is a short drive from DART stations such as Dalkey Station and Glenageary.
Coastal Lifestyle: Dalkey offers a rich array of lifestyle amenities, including numerous highly-rated restaurants like Guillamene, cafes, boutiques, and access to stunning coastal walks along the Vico Road and nearby Killiney Hill Park.
Local Services: The area boasts excellent local services, with pharmacies, local grocers, and Dalkey's vibrant village centre within easy walking distance, contributing to a high quality of life and convenience.
Hypothesis: The premium valuation often associated with Dalkey properties, despite potentially lacking immediate DART/Luas stations within 1km, is driven by its exceptional coastal lifestyle, village charm, and high-quality local amenities. This 'lifestyle premium' may justify higher prices than raw property metrics alone would suggest, especially for buyers prioritizing ambiance and community over direct public transport speed.
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.