Glenalua, 2 Cunningham Road, Dalkey, Co. Dublin, A96 YC85
46 homes sold nearby. See what they went for — and what to bid on this one.
€15,950,004 · 4 Bed · 3 Bath · 202m² · Detached
Market Position
At the Upper End of Local Sales
At €15,950,004, 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.
46 closed sales nearby · 12mo 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 €15,950,004, 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 €797,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €15,950,004, 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.
€797,500
That's what overbidding by just 5% on a €15,950,004 home costs you — before interest.
A €19 check before a €15,950,004 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 46 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €15,950,004 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
46 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 7.6% 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 · 1056% 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
€15,950,004
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
46
Transactions Analysed
Within 1.5km
12 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 · 46 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Glenalua, 2 Cunningham Road, Dalkey, Dublin | 2025-10-30 | 210m² | |
| Iona, Dalkey Ave, Dalkey, Dublin | 2025-04-07 | 139m² |
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: With a D1 BER rating, this 202m² property presents a significant energy upgrade opportunity; improving it to a B2 rating could cost between €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Generous Dimensions: This 202m² detached home offers substantial living space, significantly exceeding the average property size of 148m² for houses sold within a 1km radius over the last 180 days.
- Superior Configuration: Boasting 4 bedrooms and 3 bathrooms, this property provides a more generous and flexible layout compared to the local median of 3 bedrooms and 2 bathrooms observed in sold properties within a 1km radius over 180 days.
- Hypothesis: The combination of a large footprint and desirable bedroom/bathroom count, despite the D1 BER, positions this property as a prime candidate for a 'green' renovation, where a strategic investment in energy efficiency could unlock substantial value and broad market appeal in Dalkey.
Amenities
Excellent DART & Bus Access: The property benefits from superb public transport connectivity, with Dalkey DART Station providing direct rail links to Dublin City Centre, supplemented by Dublin Bus routes 59 and 111 serving Dalkey Village and connecting to wider areas.
Details
- Prestigious Educational Hub: Located near highly-regarded schools such as Dalkey School Project National School, Castle Park School, and Loreto Abbey Secondary School, this property offers prime access to excellent educational facilities for all age groups.
- Vibrant Lifestyle & Retail: Enjoy a rich local lifestyle with SuperValu Dalkey for groceries, independent boutiques on Castle Street, and acclaimed restaurants like Ouzos and The Queens, all within easy walking distance.
- Hypothesis: Dalkey's exceptional blend of coastal charm, top-tier schooling, and direct DART access creates a resilient micro-market for family buyers, ensuring sustained premium demand for properties like this, particularly those that offer ample space and a desirable address.
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.