Cabo Villa, Marine Court, Sandycove, Co. Dublin, A96 A7N6
29 homes sold nearby. See what they went for — and what to bid on this one.
€1,100,000 · 3 Bed · 3 Bath · 120m² · Detached
Market Position
Priced Above Local Sales
At €1,100,000, 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.
29 closed sales nearby · 10mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €1,100,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €55,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,100,000, 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.
€55,000
That's what overbidding by just 5% on a €1,100,000 home costs you — before interest.
A €19 check before a €1,100,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
29 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 increased 0.6% 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.
Financial Exposure · 15% 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
€1,100,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
29
Transactions Analysed
Within 1.5km
10 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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cabo, Marine Court, Sandycove, Dublin | 2025-12-18 | 120m² | |
| 3 Violet Place, Glenageary, Dublin | 2025-04-03 | 163m² |
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 Upgrade Opportunity: Upgrading the D2 BER rating to a B2 could cost approximately €10,000-€15,000 and is estimated to increase the property's value by €20,000-€25,000, based on typical local uplift for improved energy efficiency.
Value Gap vs. Size: The property's size of 120m² is slightly smaller than the average property size of 144m² sold within 1km over 180 days, suggesting a potential for higher price per sqm if space was more abundant.
Configuration Match: With 3 bedrooms and 3 bathrooms, the property aligns with the median configuration of 3 beds and 2 baths within a 1km radius over the last 180 days, indicating a desirable layout.
Hypothesis: The 100% BER unknown metric within a 1km radius for the last 180 days indicates a market where energy efficiency is not yet fully transparent, creating an arbitrage opportunity for sellers who invest in BER upgrades, potentially unlocking an additional 5-8% value.
Amenities
Exceptional Connectivity: This property is well-served by the DART at Sandycove Station (500m), offering direct access to Dublin City Centre, and multiple Dublin Bus routes including the 111.
Prime Lifestyle Hub: Residents benefit from proximity to the picturesque Sandycove promenade, the popular Forty Foot bathing spot, and a vibrant array of cafes and restaurants in Glasthule village.
Family & Educational Focus: Within walking distance are highly regarded institutions like Holy Child School (600m) and Loreto Abbey Dalkey (1.2km), alongside excellent local shops and healthcare services in Glasthule.
Hypothesis: The established desirability and high walkability score of Sandycove, evidenced by the concentration of high-value sales within a 1km radius despite the D2 BER, suggests that future development in public transport and green spaces will further cement its position as a premium location, potentially driving a 6-9% price appreciation over 3-5 years.
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.