Cois Scoil, Meadow Vale, Blackrock, Co. Dublin, A94 XY90
53 homes sold nearby. See what they went for — and what to bid on this one.
€1,175,000 · 4 Bed · 2 Bath · 198m² · Detached
Market Position
Below Typical Sale Prices
At €1,175,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
53 closed sales nearby · 11mo 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 €1,175,000, 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 €58,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,175,000, 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.
€58,750
That's what overbidding by just 5% on a €1,175,000 home costs you — before interest.
A €19 check before a €1,175,000 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 53 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
53 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 increased 5.8% 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
53
Transactions Analysed
Within 1.5km
11 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 · 53 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 57a Meadow Vale, Blackrock, Dublin | 2025-08-27 | 133m² | |
| 177 Clonkeen Rd, Deans Grange, Blackrock, Dublin | 2025-10-09 | 237m² |
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 Cost Savings: With a B3 BER rating, this 198m² property could have annual energy costs of approximately €1,500-€1,900, compared to €2,500-€3,000 for a similar-sized property with a D rating in the local area.
Space Efficiency: This 198m² detached home with 4 bedrooms and 2 bathrooms offers generous living space, outperforming the median sale price per square meter of €5,910 within a 1km radius.
Value Optimization Potential: While B3 is good, achieving an A3 BER rating through insulation and heating upgrades could cost an estimated €10,000-€15,000, potentially increasing property value by €20,000-€30,000.
Hypothesis: The B3 BER, while solid, presents a clear opportunity for value enhancement; targeting specific insulation and renewable energy upgrades could not only reduce running costs by an estimated €700-€1,000 annually but also significantly boost its desirability and market value in a market increasingly focused on energy efficiency.
Amenities
Transport Connectivity: Excellent access is provided via Dublin Bus routes 46A, 75, and 114, with the DART stations at Blackrock and Booterstown located within a 2km radius, offering efficient commuter links.
Educational Hub: The area boasts strong educational facilities including Blackrock College (800m), Willow Park School (700m), and St. Andrew's College (1.2km), highly sought after by families.
Lifestyle & Retail Access: Residents benefit from proximity to Blackrock Village's vibrant restaurants, cafes, and boutiques, as well as the nearby Frascati Shopping Centre (1.5km) and Dunnes Stores (1.3km).
Hypothesis: The density of high-achieving secondary schools and associated private tutoring services within a 1km radius, coupled with the strong DART connectivity to South Dublin's business hubs, suggests a premium is implicitly built into properties in this specific micro-location due to its appeal to affluent families prioritizing education and efficient commutes.
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.