Rockane, 37a Deerpark Road, Castleknock, Dublin 15, D15 APX2
12 homes sold nearby. See what they went for — and what to bid on this one.
€2,200,000 · 6 Bed · 4 Bath · 315m² · Detached
Market Position
Priced Within Local Sold Range
At €2,200,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 6mo 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 €2,200,000, 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 €110,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,200,000, 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.
€110,000
That's what overbidding by just 5% on a €2,200,000 home costs you — before interest.
A €19 check before a €2,200,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €2,200,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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 · High
12
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±18%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Deerpark Rd, Castleknock, Dublin 15, Dublin 15, Dublin | 2025-11-28 | 190m² | |
| 1 Deerpark Road, Castleknock, Dublin 15, Dublin 15, Dublin | 2025-02-26 | 228m² |
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 Improvement Potential: Upgrading the E1 BER rating to a C1 could cost an estimated €15,000-€20,000 and potentially increase property value by €25,000-€30,000, offering a solid return on investment.
Substantial Living Space: With 315m² of living space and 6 bedrooms, this property offers ample room, significantly exceeding the typical size of many properties in the 1km radius, which has a median sale price of €495,000.
Energy Cost Disadvantage: The E1 BER rating implies annual energy costs of approximately €2,200-€2,800, compared to €1,000-€1,400 for a B-rated property of similar size, representing a €1,200-€1,400 annual difference.
Hypothesis: Investing in a comprehensive BER upgrade to a B2 rating (estimated €18,000-€24,000 cost) for this 315m² property could not only reduce annual energy bills by an estimated €1,500-€2,000 but also unlock a capital value uplift of €30,000-€40,000, making it a prime target for value-add investors in Castleknock.
Amenities
Transport Connectivity: The area is served by Dublin Bus routes 25A, 25B, 66, 66a, 66b, 67, and 67a, providing direct access to Dublin city centre and surrounding towns.
Educational Hub: Castleknock boasts numerous educational facilities, including Scoil Thomáis Junior & Senior, St. Brigid's National School, Castleknock College, and Colaiste Íosagáin, all within easy reach.
Healthcare & Retail Access: Proximity to the Mater Private Hospital, Connolly Hospital Blanchardstown, and shopping centres like Blanchardstown Centre and Liffey Valley ensures convenient access to healthcare and retail amenities.
Hypothesis: The presence of major infrastructure projects in the wider Dublin 15 area, such as planned improvements to public transport links and the development of new commercial centres, will likely increase demand for larger family homes like this one in Castleknock, potentially driving up property values by 5-10% in the next 2-3 years.
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.