No.2 Whitegates, Sandyford Village, Sandyford, Dublin 18
6 homes sold nearby. See what they went for — and what to bid on this one.
€1,195,000 · 4 Bed · 4 Bath · 170m² · Detached
Market Position
Priced Within Local Sold Range
At €1,195,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 0.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 8mo recency · Moderate 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 €1,195,000, 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 €59,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,195,000, 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.
€59,750
That's what overbidding by just 5% on a €1,195,000 home costs you — before interest.
A €19 check before a €1,195,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 The Terrace, Carrickmines Manor, Carrickmines, Dublin 18, Dublin | 2024-10-16 | 103m² | |
| 30 Brighton Ave, Foxrock, Dublin 18, Dublin 18, Dublin | 2024-12-11 | 260m² |
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 A3 BER rating, this property is projected to have annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 typical for a D-rated property of this size.
Details
- Generous Proportions: The 170m² size of this detached house is notably larger than the average property size of 111m² sold within a 1km radius in the last 30 days.
- Value Optimization Potential: Upgrading from an A3 BER to a higher A-rating (e.g., A2) could cost an estimated €3,000-€5,000 and potentially increase its market value by €8,000-€12,000, further enhancing its investment appeal.
- Hypothesis: The A3 BER rating positions this property as a leader in energy efficiency within Sandyford, and its substantial size relative to the immediate market average suggests that future value growth will be driven not just by general market appreciation but by the increasing demand for larger, energy-efficient homes that offer lower running costs and a higher quality of life, especially as retrofitting older stock becomes more expensive and regulated.
Amenities
Excellent Transport Connectivity: The property is well-served by public transport, with the Luas Green Line at Sandyford stop approximately 800m away and multiple Dublin Bus routes including the 114, 44, and 63 operating nearby.
Details
- Prime Educational & Healthcare Hub: Residents have easy access to leading educational institutions such as St. Raphaela's School (1km) and the private Blackrock College (3km), alongside UCD within a short commute, and are close to Beacon Hospital (1.5km).
- Vibrant Local Amenities: Sandyford Village offers a range of amenities including the Sandyford Hall Shopping Centre (1km) with a Dunnes Stores, numerous cafes, and restaurants, all within a comfortable walking distance.
- Hypothesis: The concentration of high-performing schools, major employment hubs like Sandyford Business Park, and excellent transport links (Luas and multiple bus routes) creates a strong gravitational pull for families and professionals, suggesting sustained demand and potential for continued property value appreciation in this well-connected and amenity-rich 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.