Sacre Couer, 14 Glenbower Park, Churchtown, Dublin 14, D14 R761
10 homes sold nearby. See what they went for — and what to bid on this one.
€2,250,000 · 6 Bed · 5 Bath · 271m² · Detached
Market Position
At the Upper End of Local Sales
At €2,250,000, 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.
10 closed sales nearby · 7mo 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 €2,250,000, 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 €112,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,250,000, 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.
€112,500
That's what overbidding by just 5% on a €2,250,000 home costs you — before interest.
A €19 check before a €2,250,000 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
From €19 for your strategy on a €2,250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 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
Financial Exposure · 44% 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
€2,250,000
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
7 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 |
|---|---|---|---|
| 16 The Oaks, Churchtown Rd Upper, Dublin 14, Dublin 14, Dublin | 2025-01-22 | 175m² | |
| 39 Finsbury Park, Churchtown, Dublin 14, Dublin 14, Dublin | 2024-10-28 | 215m² |
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 a B1 BER rating, this 271m² property boasts excellent energy efficiency, leading to estimated annual energy costs of €1,000-€1,400, a saving of €1,000-€1,100 annually compared to a D-rated property of similar size.
Details
- Unrivalled Space: This 271m² detached property, featuring 6 bedrooms and 5 bathrooms, is exceptionally spacious, being over double the average property size of 106m² and offering significantly more rooms than the median 3-bed, 2-bath homes sold within a 1km radius.
- High-End Configuration: The property's extensive 6-bed, 5-bath layout and detached type represent a high-end offering that significantly exceeds the typical configurations of properties sold in the 1km radius, which are predominantly 3-bed, 2-bath houses.
- Hypothesis: The combination of a top-tier B1 BER, expansive size, and numerous bedrooms/bathrooms positions this property as a unique luxury offering, likely attracting a niche buyer willing to pay a premium for move-in ready, energy-efficient scale, contrasting with the smaller, older housing stock reflected in average market metrics.
Amenities
Excellent Connectivity: The property benefits from excellent transport links, with the Luas Green Line accessible at nearby Dundrum or Windy Arbour stops (approximately 2km) and multiple Dublin Bus routes (e.g., 14, 17, 75) serving the Churchtown area.
Details
- Premier Lifestyle Access: Residents enjoy premier lifestyle access with Nutgrove Shopping Centre (within 1km) and Dundrum Town Centre (approximately 2km) for extensive retail, alongside Marlay Park (approximately 2km) for recreational activities.
- Top-Tier Local Services: The area boasts top-tier local services, including highly-regarded schools like Churchtown National School and Taney National School (both within 1km), and convenient access to local medical centres and Beacon Hospital (approximately 3km).
- Hypothesis: The enduring desirability of Churchtown, underpinned by its mix of high-performing schools, extensive retail options, and strong public transport links, ensures a consistent premium for well-maintained properties, buffering against wider market fluctuations for homes like Sacre Couer.
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.