1 Coolgariff Road (with Site Potential), Beaumont, Dublin 9, D09 TW68
170 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 4 Bed · 3 Bath · 122m² · Semi-D
Market Position
Below Typical Sale Prices
At €595,000, 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.
170 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 €595,000, 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 €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 170 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €595,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
170 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 size-adjusted median, 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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
170
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±15%
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 · 170 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Coolgariff Rd, Beaumont, Dublin 9, Dublin 9, Dublin | 2026-01-09 | 122m² | |
| 9 Coolgariff Rd, Beaumont, Dublin 9, Dublin 9, Dublin | 2024-12-18 | 82m² |
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: The property's E1 BER rating signifies low energy efficiency. Investing an estimated €15,000-€25,000 in upgrades like insulation, window improvements, and a more efficient heating system could significantly improve the rating to B2, potentially increasing property value by €25,000-€40,000. This would also reduce annual energy costs from an estimated €2,200-€2,800 for an E1 rating to €1,000-€1,500 for a B2 rating, offering substantial long-term savings.
Details
- Generous Size and Bedroom Count: At 122m² with 4 bedrooms, this property offers significantly more space than the average property within a 1km radius (82m² with 3 bedrooms), appealing to families or those seeking extra room and home office potential.
- Added Value with Site Potential: The address explicitly mentions 'with Site Potential', which could significantly enhance its value beyond the current dwelling. This suggests opportunities for extension, re-development (subject to planning permission), or even a separate dwelling, representing a considerable uplift in asset value for a savvy buyer.
- Hypothesis: Maximising the property's 'site potential' through strategic planning permission for an extension or additional dwelling could unlock substantial equity, far exceeding the initial investment in energy upgrades, making this a highly attractive long-term investment beyond a standard residential purchase.
Amenities
Excellent Transport Links: Located in Beaumont, the property benefits from direct access to Dublin Bus routes such as the 14, 16, 27B, and 104, providing frequent services to Dublin City Centre, Dublin Airport, and surrounding areas. The M1 and M50 motorways are also easily accessible, facilitating broader regional commuting.
Details
- Comprehensive Local Facilities: The property is well-served by essential amenities including the highly regarded Beaumont Hospital, Artane Castle Shopping Centre (with its range of retail and services), and numerous local shops, cafes, and restaurants, ensuring daily conveniences are within easy reach.
- Education and Green Spaces: The area boasts several reputable primary and secondary schools, including St. Fiachra's SNS and Our Lady of Mercy S.N.S. for primary, and Ardscoil Rís for secondary education. Green spaces like Ellenfield Park and the Beaumont Hospital grounds offer recreational opportunities for families.
- Hypothesis: Continued investment in public transport infrastructure, such as potential expansion of quality bus corridors or cycling lanes, combined with the planned enhancements of local parks, will further improve connectivity and quality of life in Beaumont, driving sustained demand for properties in this well-established residential area.
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.