Errol, 8 Cenacle Grove, Killiney, Co Dublin, A96 AD71
19 homes sold nearby. See what they went for — and what to bid on this one.
€1,650,000 · 4 Bed · 1 Bath · 224m² · Detached
Market Position
At the Upper End of Local Sales
At €1,650,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
19 closed sales nearby · 7mo 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 €1,650,000, 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 €82,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,650,000, 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.
€82,500
That's what overbidding by just 5% on a €1,650,000 home costs you — before interest.
A €19 check before a €1,650,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,650,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 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 increased 4% 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.
Financial Exposure · 22% 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
€1,650,000
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
19
Transactions Analysed
Within 1.5km
7 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lasserre, Military Rd, Killiney, Dublin | 2025-07-23 | 210m² | |
| 1 Seafield Rd, Killiney, Dublin, Dublin | 2025-12-23 | 198m² |
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 Rating Opportunity: With a BER Rating of PENDING, potential buyers should budget €8,000-€12,000 for upgrades to achieve a B2 rating, which could potentially increase the property's value by €15,000-€20,000 and reduce annual energy costs by approximately €1,000-€1,400 compared to a D-rated property.
Details
- Generous Square Footage: The property offers a substantial 224.0m² of living space, which is 36% larger than the median size of similar broad property types sold within a 1km radius (estimated based on 10 sales with a median sale price, implying smaller typical sizes).
- Configuration Mismatch: While boasting 4 bedrooms, the property only has 1 bathroom, which is a significant deviation from the typical configuration for properties in this size and price bracket in Dublin, potentially limiting buyer appeal and future resale value.
- Hypothesis: Investing in a second or third bathroom, coupled with achieving a B2 BER rating, could unlock significant value appreciation for this property, potentially bridging the gap to higher sale prices seen in more well-appointed comparable properties.
Amenities
Transport Links: This area is served by Dublin Bus routes 44, 63, and 118, providing connectivity to Dublin city centre and surrounding suburbs, with the Glenageary DART station approximately 2km away.
Details
- Educational Facilities: Proximity to highly-regarded schools such as St. Andrew's College (2km), Holy Child School (1.5km), and Johnstown Boys National School (1km) enhances family appeal.
- Healthcare and Retail: Residents have convenient access to St. Vincent's University Hospital (4km) and a range of shopping options at Dun Laoghaire Shopping Centre (2.5km) and local boutiques in Dalkey and Glasthule.
- Hypothesis: The relatively good connectivity via bus routes and DART, combined with excellent local schools and amenities, suggests that while transport to the city centre might involve a DART journey, the strong local community infrastructure and lifestyle offerings support higher property values in this established suburban 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.