1 Bloomfield Avenue, Portobello, Dublin 8, D08 T6H3
20 homes sold nearby. See what they went for — and what to bid on this one.
€1,350,000 · 3 Bed · 3 Bath · 170m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €1,350,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
20 closed sales nearby · 9mo 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 €1,350,000, 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 €67,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,350,000, 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.
€67,500
That's what overbidding by just 5% on a €1,350,000 home costs you — before interest.
A €19 check before a €1,350,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 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 median of comparable sales. 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.
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Financial Exposure · 23% 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
€1,350,000
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
20
Transactions Analysed
Within 1.5km
9 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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Lombard St West, Dublin 8, Dublin, Dublin 8, Dublin | 2025-09-30 | 106m² | |
| 55 Mount Drummond Ave, Harolds Cross, Dublin 6w, Dublin 6, Dublin | 2025-11-11 | 130m² |
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 B3 Advantage: A B3 BER rating offers moderate energy efficiency; upgrading to a B2 could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while current annual energy costs are estimated at €1,600-€2,000, compared to €2,200-€2,600 for D-rated properties of this size.
Generous Living Space: At 170m², this property offers substantial living space, exceeding the typical size for many homes in central Dublin, providing ample room for a family or for creating distinct living and working areas.
Value Optimization Potential: With 3 bedrooms and 3 bathrooms, the configuration is well-suited for modern family needs, and optimizing the internal layout or adding high-specification finishes could further enhance its appeal and market value.
Hypothesis: The B3 BER rating, while respectable, leaves significant room for improvement; investing in enhanced insulation and more efficient heating systems could push the rating to a B2 or even B1, potentially unlocking an additional €20,000-€30,000 in market value and reducing annual energy bills by a further €300-€500, making it a strategic investment for long-term capital appreciation.
Amenities
Prime Transport Hub: Located in Portobello, this property benefits from exceptional connectivity, with the Luas Green Line at Harcourt Street (1.2km) and numerous Dublin Bus routes including 14, 15, 65, and 140 serving the immediate vicinity, facilitating easy commutes across the city.
Vibrant Local Lifestyle: Residents have immediate access to a rich array of amenities, including popular restaurants and cafes along Camden Street, the independent shops of George's Street, and the green oasis of St. Stephen's Green (1.5km) for leisure and recreation.
Family and Healthcare Access: The area is well-served by educational institutions such as Griffith College Dublin (1.8km) and Loreto College Saint Stephen's Green (2km), with St. Nicholas of Myra Junior School (0.8km) and St. Catherine's National School (0.9km) nearby, alongside the Coombe Hospital (1.5km) for healthcare needs.
Hypothesis: The walkability score for Portobello, driven by its density of amenities and excellent public transport links, coupled with its proximity to major employment hubs and cultural attractions, creates a 'premium location effect' that commands a higher price per square meter than less connected or amenity-rich areas, a factor likely contributing to the property's estimated value.
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.