Rosewood House, 21 Holywell, Kilmacud Road Upper, Dublin 17, Kilmacud, Co. Dublin, D14 K0E3
128 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 4 Bed · 3 Bath · 137m² · Semi-D
Market Position
Priced Within Local Sold Range
At €975,000, this home is priced within the typical range of 128 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
128 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 128 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €975,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
128 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 11% 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 · High
128
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 · 128 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Holywell, Upper Kilmacud Road, Dundrum, Dublin 14, Dublin | 2025-03-28 | 163.3m² | |
| 54 Holywell, Kilmacud Rd Upper, Dundrum, Dublin 14, Dublin | 2025-05-19 | 107.4m² |
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 B Advantage: With a B BER rating, this property is likely to have significantly lower annual energy costs compared to a D-rated property of similar size, potentially saving €1,000-€1,400 annually.
Details
- Generous Space Offering: The property's 137m² size is 23.1% larger than the average property size of 111.3m² sold within a 1km radius over the past 180 days, offering more living space than the typical local offering.
- Configuration Alignment: This 4-bedroom, 3-bathroom semi-detached house aligns with the 'House' property type that represents 70.73% of sales within a 1km radius over the last 180 days, indicating a configuration that is well-matched to local demand.
- Hypothesis: While a B BER rating is good, focusing on specific upgrades like improved insulation or a more efficient heating system could potentially elevate the BER to an A rating, costing an estimated €4,000-€8,000 but increasing property value by €8,000-€12,000, representing a strong return on investment given the local market's preference for energy-efficient homes.
Amenities
Excellent Transport Network: The area is served by Dublin Bus routes 175 and 185, providing direct connectivity to UCD and Dundrum Town Centre, with the nearest Luas Green Line stop at Kilmacud (1.2km away) offering further transport options.
Details
- Comprehensive Local Services: Residents benefit from proximity to Stillorgan Shopping Centre (1km), featuring Dunnes Stores and various retailers, alongside healthcare access at Beacon Hospital (2.5km) and local pharmacies.
- Family and Leisure Hub: The property is situated near excellent educational facilities including St. Laurence's Boys National School (600m), Mount Anville Secondary School (1.5km), and numerous parks such as Clonmore Park (800m) offering green space.
- Hypothesis: The strong connectivity provided by the 175 and 185 bus routes, coupled with the proximity to Kilmacud Luas stop, could facilitate a €5,000-€10,000 premium for properties located within a 10-minute walk of these transport links, a factor not fully captured by current sale prices given the limited recent transactions within this immediate micro-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.