Pilot View Lodge, Bulloch Harbour, Dalkey, Co. Dublin, A96 W328
10 homes sold nearby. See what they went for — and what to bid on this one.
€635,000 · 2 Bed · 1 Bath · 54m² · Detached
Market Position
At the Upper End of Local Sales
At €635,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 closed sales nearby · 10mo 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 €635,000, 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 €31,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €635,000, 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.
€31,750
That's what overbidding by just 5% on a €635,000 home costs you — before interest.
A €19 check before a €635,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 median of comparable sales. 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
Financial Exposure · 23% 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
€635,000
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
10
Transactions Analysed
Within 1.5km
10 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Luckington Cottage, Ulverton Road, Dalkey, Dublin | 2025-12-17 | 120.2m² | |
| 4 Church Hill Mews, Dalkey, Dublin, Dublin | 2025-08-29 | 116m² |
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
Significant BER Upgrade Needed: The E1 BER rating indicates a need for substantial upgrades; achieving a B2 rating would likely cost between €8,000 and €12,000 and could potentially increase the property's value by €15,000 to €20,000.
Compact Footprint: At 54m², this 2-bedroom detached property is considerably smaller than the average property size of 155m² sold within a 1km radius over the last 180 days, representing a significant deviation from local norms.
Value Optimization Gap: Given the E1 BER rating, investing in insulation, window upgrades, and a more efficient heating system (estimated €8,000-€12,000) could significantly enhance its market appeal and potentially recoup more than the investment cost in resale value, especially compared to the 100% of properties with unknown BERs in the 1km radius.
Hypothesis: The consistent E1 BER rating for this property, coupled with 100% of nearby properties also having unknown BERs, suggests a local market where energy efficiency is not a primary valuation driver, creating an opportunity for a discerning buyer to invest in upgrades and achieve a significant competitive advantage.
Amenities
Premier Coastal Connectivity: Residents benefit from excellent connectivity with the DART stations at Dalkey and Glenageary within a short drive, providing swift access to Dublin City Centre, and multiple Dublin Bus routes including the 59 and 7D serving the immediate vicinity.
Exclusive Lifestyle Hub: The property is situated in an affluent area with proximity to highly-rated establishments such as Hawkswell restaurant, Select Stores Dalkey for groceries, and the scenic walks around Dalkey Hill and Killiney Hill Park, enhancing quality of life.
Educational and Healthcare Access: Key amenities include Loreto Abbey Dalkey (secondary school, 1.5km), Rathdown School (private, 2km), and St. Patrick's National School (primary, 1.8km), alongside the Blackrock Clinic (private hospital, 7km) offering excellent local services.
Hypothesis: The Bulloch Harbour location, while offering unparalleled coastal lifestyle amenities and strong connectivity via DART, presents a unique market dynamic where ultra-local, high-end retail and dining options may hold more sway in driving property values than standard transport metrics alone, suggesting a premium for exclusivity.
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.