Brazil House, The Leas,, Swords,, Co. Dublin, K67 K6R7
14 homes sold nearby. See what they went for — and what to bid on this one.
€640,000 · 5 Bed · 2 Bath · 135m² · Detached
Market Position
Priced Within Local Sold Range
At €640,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 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 €640,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €640,000, 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.
€32,000
That's what overbidding by just 5% on a €640,000 home costs you — before interest.
A €19 check before a €640,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
14
Transactions Analysed
Within 3.0km
8 months
Data Freshness
Most recent sale age
±7%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Brazil, Swords, County Dublin, Dublin | 2025-11-06 | 125m² | |
| Surgalstown, Swords, Dublin, Dublin | 2025-04-11 | — |
Transactions within a 3.0km 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
Significant BER Upgrade Needed: With an F BER rating, upgrading to a C1 rating would likely cost between €12,000 and €18,000, potentially increasing the property's value by €20,000 to €30,000.
Cost-Effective Energy Savings: Upgrading from an F rating to a B2 rating would reduce estimated annual energy costs from €2,500-€3,500 to €1,000-€1,500, offering annual savings of €1,500-€2,000, a strong return on investment.
Space Efficiency: The 135m² size of this 5-bedroom, 2-bathroom detached house appears to be a good fit for family needs, aligning with the typical expectation for a property of this bedroom count in the area.
Hypothesis: The substantial cost and value uplift potential associated with improving the F BER rating suggests that buyers in this specific locale may be increasingly factoring energy efficiency into their purchasing decisions, creating a distinct value gap for well-insulated properties.
Amenities
Excellent Transport Links: The area is served by Dublin Bus routes 41, 43, and 102, providing direct access to Dublin Airport and the city centre, and is within a 15-minute drive of the M1 motorway.
Convenient Local Amenities: Residents have access to the Pavilions Shopping Centre within a 1km walk, featuring multiple supermarkets, retail outlets, and dining options, including a Dunnes Stores and a selection of cafes.
Family-Focused Facilities: Proximity to primary schools like Holywell Educate Together National School (500m) and secondary schools such as Malahide Community School (2km), along with childcare services like Little Learners Crèche (700m), makes it attractive for families.
Hypothesis: The developing infrastructure around the Swords area, including planned improvements to public transport links and the continued expansion of retail and residential amenities, is likely to drive a sustained increase in demand and property values in this specific micro-location.
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.