Apartment 29, Castlepark Residence, Castlepark Road, Sandycove, Co. Dublin, A96 HD43
31 homes sold nearby. See what they went for — and what to bid on this one.
€625,000 · 2 Bed · 1 Bath · 66m² · Apartment
Market Position
Priced Above Local Sales
At €625,000, 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.
31 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 €625,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €31,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €625,000, 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.
€31,250
That's what overbidding by just 5% on a €625,000 home costs you — before interest.
A €19 check before a €625,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €625,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
31 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 12.4% 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
31
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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Castlepark Gardens Residence, Castlepark Road, Sandycove, Dublin | 2025-05-14 | 69m² | |
| Apt 1 Castlepark Gardens, Castlepark Rd, Dalkey, Dublin | 2025-08-13 | 64m² |
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
Energy Efficiency Advantage: With a B3 BER rating, this apartment offers superior energy efficiency, potentially saving annual energy costs by €1,000-€1,400 compared to a typical D-rated property of similar size, which might incur €1,800-€2,200 annually.
Details
- Compact Living Space: At 66m², this 2-bedroom, 1-bathroom apartment is considerably smaller than the average property size of 156m² with 3 bedrooms and 2 bathrooms within a 1km radius, reflecting typical apartment living versus the predominantly larger houses in the area.
- Above-Average Pricing: The apartment's asking price of €9,470 per square meter is 21% higher than the average asking price per square meter of €7,822 for properties within a 1km radius, positioning it at the upper end of the local market.
- Hypothesis: Despite being significantly smaller than typical local properties, the B3 BER rating and low-maintenance apartment style cater to a niche buyer demographic (e.g., downsizers, professionals) seeking convenience and efficiency in a premium Sandycove location, justifying its higher price per square meter relative to larger family homes.
Amenities
Seamless Commuting: Located steps from Sandycove & Glasthule DART station, offering direct rail access to Dublin City Centre (approx. 25-minute journey), complemented by Dublin Bus routes 59 and 111 providing local and regional connections.
Details
- Coastal Lifestyle & Retail: Enjoy immediate access to the iconic Forty Foot swimming spot and Sandycove Beach, with gourmet dining and boutique shopping available in Glasthule Village, including Caviston's and 64 Wine, all within a 500-meter stroll.
- Educational & Healthcare Hub: The area is well-served by prestigious schools like Castlepark School and Rathdown School within 1km, alongside convenient access to healthcare facilities including St. Michael's Hospital in Dun Laoghaire, ensuring comprehensive family support.
- Hypothesis: The exceptional blend of coastal recreation, top-tier educational institutions (e.g., Castlepark School, Rathdown School), and efficient DART connectivity uniquely elevates Sandycove's property values, creating a resilient micro-market less susceptible to wider Dublin price fluctuations, particularly for highly sought-after apartment living.
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.