Khyber Pass, Off Sorrento Road, Dalkey, Co. Dublin, A96 T998
18 homes sold nearby. See what they went for — and what to bid on this one.
€1,450,000 · 5 Bed · 3 Bath · 1836m² · Detached
Market Position
Priced Within Local Sold Range
At €1,450,000, this home is priced within the typical range of 18 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
18 closed sales nearby · 8mo recency · Low 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 €1,450,000, 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 €72,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,450,000, 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.
€72,500
That's what overbidding by just 5% on a €1,450,000 home costs you — before interest.
A €19 check before a €1,450,000 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 18 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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 3.7% 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 · Low
18
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carrigmor, Nerano Rd, Dalkey, Dublin | 2024-12-17 | 221m² | |
| Clifton House, Coliemore Rd, Dalkey, Dublin | 2024-10-24 | 263m² |
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 C3 Cost Implications: Upgrading this C3 BER property could cost approximately €5,000-€8,000 to reach a B2 rating, potentially increasing its value by €10,000-€15,000 and reducing annual energy costs by an estimated €500-€700 compared to its current rating.
Details
- Generous Size Advantage: With 1836.0m², this property is significantly larger than the average property size of 164.47m² within a 1km radius, offering substantial space that is likely to command a premium if well-maintained.
- Configuration Mismatch: While boasting 5 bedrooms, the property has only 3 bathrooms, which is below the median of 2.5 bathrooms within a 1km radius over 180 days, potentially requiring an investment in additional bathrooms to meet market demand for larger homes.
- Hypothesis: The significant size of this property, far exceeding the local average, combined with its C3 BER rating, presents an opportunity for value enhancement through targeted energy efficiency upgrades, which could reposition it as a premium offering in a market where larger, more energy-efficient homes are in demand.
Amenities
Excellent Transport Access: The property is well-served by Dublin Bus routes 44, 63, and 111, with the DART station at Dalkey (1.2km) providing convenient rail connectivity to Dublin city centre.
Details
- Prime Educational Hub: Located in close proximity to renowned educational institutions including Holy Child School (0.8km), Loreto Abbey Dalkey (1km), and Castlepark School (1.1km), catering to families seeking quality education.
- Vibrant Lifestyle Amenities: Residents benefit from easy access to a plethora of high-quality local amenities, including renowned restaurants like DeVille's (0.9km), cafes such as Honey Honey (0.7km), and essential shopping at Supervalu Dalkey (0.9km).
- Hypothesis: The presence of multiple highly-regarded primary and secondary schools within a 1km radius, coupled with the coastal location and strong community feel of Dalkey, positions this property to attract families and professionals seeking a blend of excellent education, lifestyle amenities, and accessible transport, driving sustained demand and value appreciation.
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.