Chiara, Knapton Road, Monkstown, Co. Dublin, Monkstown, Co. Dublin, A96 E9PA
30 homes sold nearby. See what they went for — and what to bid on this one.
€1,800,000 · 4 Bed · 3 Bath · 165m² · Detached
Market Position
At the Upper End of Local Sales
At €1,800,000, 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.
30 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 €1,800,000, 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 €90,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,800,000, 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.
€90,000
That's what overbidding by just 5% on a €1,800,000 home costs you — before interest.
A €19 check before a €1,800,000 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 30 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,800,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
30 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.
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 12.3% 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 · 76% 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
€1,800,000
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
30
Transactions Analysed
Within 1.5km
8 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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Chiara House, Knapton Road, Monkstown, Dublin | 2025-12-18 | 165m² | |
| 13 Glandore Park, Lower Mounttown Rd, Dun Laoghaire, Dublin | 2025-09-03 | 140m² |
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
Superior Energy Efficiency: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of similar size.
Details
- Spacious Living: The 165m² size of this detached house is considerably larger than the average property size of 115.21m² within a 1km radius over the last 180 days, offering more living space.
- Value Optimization Opportunity: While this property has an A2 BER, upgrades to a higher BER (e.g., A1) could potentially increase its value by an additional €10,000-€15,000 in this market, considering that properties with even slightly better energy ratings often command a premium.
- Hypothesis: The A2 BER rating, while excellent, is only slightly ahead of the market's general trend towards higher efficiency. Strategic investments of €3,000-€5,000 in enhanced insulation and smart home energy management systems could push this property's BER closer to A1, potentially adding €10,000-€15,000 to its market value within the next 180 days.
Amenities
Excellent Transport Connectivity: This property is well-served by Dublin Bus routes 46A, 63, and 111, with the DART station at Salthill (1km) providing efficient access to Dublin city centre.
Details
- Prime Educational Hub: The location is supported by prominent schools such as Rathdown School (0.5km), Holy Child School (0.7km), and Monkstown Park Junior School (0.8km), enhancing family appeal.
- Vibrant Local Lifestyle: Residents can enjoy a rich selection of amenities including cafes like Avoca Monkstown (0.9km), restaurants such as Bua (0.8km), and the scenic Seapoint Beach (1.2km) all within easy walking distance.
- Hypothesis: The strong integration of high-frequency Dublin Bus routes (46A, 63, 111), the proximity to the Salthill DART station (1km), and the concentration of highly-regarded educational institutions within a 1km radius create a powerful synergistic effect that supports sustained property value growth, potentially outperforming areas with weaker transport and educational infrastructure by an additional 1-2% annually.
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.