Rathdown, 22 The Coppins, Foxrock, Dublin 18, D18 22C0
21 homes sold nearby. See what they went for — and what to bid on this one.
€1,175,000 · 4 Bed · 3 Bath · 155m² · Bungalow
Market Position
At the Upper End of Local Sales
At €1,175,000, 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.
21 closed sales nearby · 9mo 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 €1,175,000, 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 €58,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,175,000, 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.
€58,750
That's what overbidding by just 5% on a €1,175,000 home costs you — before interest.
A €19 check before a €1,175,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,175,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
21 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 13.1% 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 · 34% 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
€1,175,000
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
21
Transactions Analysed
Within 3.0km
9 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Kerrymount Rise, Foxrock, Dublin, Dublin 18, Dublin | 2025-10-10 | 133m² | |
| 7 Gort Na Mona Dr, Foxrock, Dublin 18, Dublin 18, Dublin | 2025-06-09 | 149m² |
Transactions within a 3.0km 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 Improvement Potential: The E1 BER rating indicates significant scope for energy efficiency upgrades; a professional assessment for improving to a B2 rating could cost approximately €10,000-€15,000 but could potentially increase the property's value by €20,000-€30,000.
Details
- Size Advantage: At 155.0m², the bungalow is comparable in size to the average property size within 1km (156.4m² over 180 days), suggesting it is well-proportioned for the area and meets typical buyer expectations for larger family homes.
- Configuration Alignment: With 4 bedrooms and 3 bathrooms, the property aligns with the median number of beds (4.0) and baths (3.0) within a 1km radius over the past 180 days, indicating a desirable and functional layout for potential buyers.
- Hypothesis: Given the E1 BER rating and the significant number of listings (100% BER unknown over 180 days within 1km), there's a market opportunity for sellers to achieve a premium by undertaking demonstrable BER upgrades, potentially closing the gap between this property's current estimated value and its asking price by making it more competitive with higher-rated properties.
Amenities
Excellent Connectivity: While specific bus routes and train stations for D1822C0 are not detailed, Foxrock is known for its proximity to the N11 and M50, facilitating access to Dublin city centre via numerous Dublin Bus routes such as the 46A and 185, and the Luas Green Line at Sandyford or Kilmacud is accessible.
Details
- Educational Hub: The area benefits from a strong selection of highly-regarded educational institutions including St. Andrew's College, Blackrock College, and Loreto Foxrock for secondary education, and close proximity to UCD for higher education.
- Premium Retail and Leisure: Residents have convenient access to major shopping centres like Dundrum Town Centre and Cornelscourt, with a plethora of fine dining restaurants, cafes, and boutique shops in nearby villages such as Foxrock, Cabinteely, and Foxrock itself.
- Hypothesis: The established prestige of the Foxrock address, combined with the concentration of top-tier schools and premium retail in the surrounding 3km radius, creates a persistent demand for properties in this area, suggesting that even with an E1 BER rating, the location's inherent desirability and the density of high-quality amenities support a premium asking price, especially for detached properties like this bungalow.
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.