Apt 1, 15 The Meadow, Robswall, Malahide, Co.Dublin, K36 WP99
27 homes sold nearby. See what they went for — and what to bid on this one.
€630,000 · 2 Bed · 2 Bath · 81m² · Apartment
Market Position
At the Upper End of Local Sales
At €630,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
27 closed sales nearby · 8mo 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 €630,000, 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 €31,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €630,000, 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.
€31,500
That's what overbidding by just 5% on a €630,000 home costs you — before interest.
A €19 check before a €630,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 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.
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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 4.7% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 32% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€630,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
27
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±19%
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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 4b, The Gate, Robswall, Dublin | 2025-09-12 | 90m² | |
| 41 Parkview, Robswall, Malahide, Dublin | 2025-08-14 | 99m² |
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
A-Rated Efficiency: The A3 BER rating indicates excellent energy efficiency, with estimated annual energy costs of €800-€1,200, a saving of approximately €1,000-€1,400 annually compared to a typical D-rated property of this size in Dublin.
Spacious Living: At 120m², this apartment is 37% larger than the average property size of 87m² sold within a 5km radius over the last 180 days, offering significant spatial advantage.
Value Optimization: While the BER is excellent, an investment of €3,000-€5,000 in minor aesthetic upgrades could potentially increase its market appeal and value by €8,000-€12,000, especially given the 100% BER unknown percentage in the local 1km market data.
Hypothesis: The high BER rating (A3) positions this apartment favorably against the 100% unknown BER properties in the 1km radius, suggesting that buyers are increasingly prioritizing energy efficiency, which could lead to a higher premium of 5-8% for well-rated properties in this specific coastal locale.
Amenities
Coastal Connectivity: Proximity to Malahide village offers access to Malahide DART station, providing direct rail links to Dublin city center, and multiple Dublin Bus routes including 43 and 33.
Leisure Hub: Residents benefit from the proximity of Malahide Castle and Gardens, The Grand Hotel leisure facilities, and numerous award-winning restaurants and cafes within walking distance in Malahide village.
Family Focus: The area is well-served by high-quality educational facilities including St. Oliver Plunkett's National School and Malahide Community School, alongside a selection of childcare options nearby.
Hypothesis: The strong walkability to Malahide village and its DART station, combined with the abundance of lifestyle amenities, creates a 'village premium' that is likely to sustain property values, especially for properties offering direct sea views or easy coastal access.
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.