Villino Hillside, Dalkey, Dalkey, Co. Dublin
14 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 2 Bed · 1 Bath · 83m² · Semi-D
Market Position
Priced Within Local Sold Range
At €645,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 2.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 14mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €645,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 14 verified local sales · High confidence
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Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 6.9% 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.
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
14 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 118 Hillside, Dalkey, Co Dublin, Dublin | 2025-01-23 | 130m² | |
| 4 Killea, Barnhill Road, Dalkey, Dublin | 2024-11-21 | 140m² |
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 Upgrade Opportunity: A C2 BER rating suggests potential for significant improvement; upgrading to a B2 could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a positive return on investment.
Energy Cost Savings: With a C2 BER, annual energy costs are estimated at €1,500-€1,800, compared to €800-€1,200 for A-rated properties of similar size, indicating potential annual savings of €300-€1,000 through upgrades.
Space Efficiency: At 83m², this 2-bedroom, 1-bathroom semi-detached property is compact; while median sale prices within 1km are €921,215, the median for same-type properties is €1,300,000, suggesting a preference for larger configurations.
Hypothesis: The C2 BER rating, while not poor, represents a tangible opportunity to unlock further value. Investing in insulation and heating upgrades could not only reduce running costs by an estimated €300-€1,000 annually but also attract buyers seeking modern, efficient homes, bridging the value gap to higher-priced sales in the 1km radius.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 44 and 63, providing direct links to Dublin city centre, and is within a 2km walk of the DART station at Dalkey, offering swift commuter access.
Educational & Healthcare Hub: It is located within proximity to highly-regarded schools such as Loreto Dalkey and Rathdown School, and benefits from access to St. Colmcille's Hospital and the Merrion Clinic within a 5km radius.
Lifestyle & Retail Access: Residents can enjoy local amenities including shops and cafes in Dalkey village, as well as access to the picturesque Killiney Hill Park for recreation, all within a 1km walking distance.
Hypothesis: The established premium nature of Dalkey, highlighted by the high median sale prices within 1km (€921,215) and €1.3M for same-type properties, is significantly driven by its exceptional blend of coastal lifestyle, top-tier schools, and direct transport links, creating a sustained demand that supports high property values.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.