Skephubble Saint Margaret’s, Co. Dublin
6 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 1 Bath · 63m² · Detached
Market Position
Below Typical Sale Prices
At €325,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
6 closed sales nearby · 6mo recency · Moderate 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
6 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Surgalstown, Swords, Dublin, Dublin | 2025-04-11 | — | |
| 1 Roganstown Golf And Country Club, Roganstown, Dublin, Dublin | 2025-08-18 | — |
Transactions within a 3.0km radius and 24-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
Energy Inefficiency: With a G BER rating, upgrading to a B2 rating could cost approximately €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, representing a smart investment.
Details
- Sub-Optimal Size: At 63m², the property is significantly smaller than the average property size of 201m² within a 3km radius, suggesting it may not meet the space needs of buyers seeking larger family homes in the area.
- Limited Configuration: The single bathroom in a 3-bedroom property is less than the median of 3 bathrooms within a 3km radius, which could be a deterrent for buyers accustomed to more facilities.
- Hypothesis: The current G BER rating and single bathroom, coupled with a size significantly smaller than the local average, suggest that this property's appeal is limited to a niche market. A comprehensive energy upgrade and potential addition of a second bathroom could unlock significant value, bridging the €70,000-€100,000 gap between its current asking price and the median sale price of €655,000 in the 3km radius.
Amenities
Transport Connectivity: While specific bus routes serving Skephubble are not detailed, the general Dublin location implies access to Dublin Bus network, with potential for routes such as 41C or 100x serving the broader North County Dublin area for city access.
Details
- Local Facilities: The area is likely served by local shops and essential services in nearby towns such as Swords or Santry, offering convenience for daily needs.
- Green Space Access: Proximity to the countryside and potentially local parks means residents can enjoy outdoor activities and a more rural lifestyle.
- Hypothesis: Given the property's location in Co. Dublin, its value is likely to be significantly influenced by planned infrastructure improvements. If new public transport links are introduced in the Saint Margaret's area, such as extensions to the Metro North or improved bus corridors, property values could see a notable uplift beyond general market trends due to enhanced accessibility to Dublin city center.
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.