BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Detached House · 5 bedActive listing
Ballybetagh House, Kilternan, Dublin 18
D18 VY01 · Dublin
Detached House · 5 bed · 545 m² · BER C1
Asking price
€4,950,000
BuyerIQ value i
€2,322,000
Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 113.2% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 5.7km show a median of EUR 1,790,683 for similar 5-bed detached houses, while the asking price is EUR 4,950,000 (53.1% above our fair value estimate of EUR 2,322,065). We recommend caution and strong negotiation. Listed only 2 days ago — this market segment is moving fast, expect competition.
1 red flag identified — see them before you bid
31 days
On market
545 m²
Floor area
BER C1
Energy rating
5 bed
Bedrooms
This is a preview — 3 of 20 sections are open20%
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THE QUESTION
Priced ~113% above our €2322k estimate; 1 red flag before you bid.
Here's my honest read before you bid. The asking of €4,950,000 is about 113% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There is 1 red flag here I wouldn't ignore — the full report names it and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01One fails a health screen — and names the test to order — graded a red flag.
02Who holds leverage in this negotiation.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €4,950,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 2 findings on this property.
FREE PREVIEW: 1 OF 2 FINDINGS
ⓘ WATCH
31 days, no cut — anchor holding, for now
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
1 RED FLAG TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
Meadowfield House, Ballyogan Rd, Sandyford Dublin 184.0 km · 2026-03 · 5 bed · 195 m² · C2 · match 75
€1,350,000
3 South Park Dr, Foxrock, Dublin 185.7 km · 2026-03 · 4 bed · 153 m² · E2 · match 70
€1,105,000
2 Kelston Park, Foxrock, Dublin 183.9 km · 2026-04 · 6 bed · 222 m² · C3 · match 58
€1,425,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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Official data
20+ Irish government and industry sources.
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