1 Hampstead Avenue, Glasnevin, Dublin 9, D09 P034
29 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 3 Bed · 1 Bath · 92m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €975,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
29 closed sales nearby · 10mo 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €975,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
29 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 size-adjusted median. 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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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.6% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 76% 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
€975,000
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
29
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Rathlin Rd, Glasnevin, Dublin 9, Dublin 9, Dublin | 2025-12-19 | 75m² | |
| 25 Albert College Grove, Glasnevin, Dublin 9, Dublin 9, Dublin | 2024-11-15 | 110m² |
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
Efficient BER Rating: With a 'C' BER rating, this property offers excellent energy efficiency, with estimated annual energy costs typically ranging from €1,200-€1,600, significantly lower than the €1,800-€2,200 for a comparable D-rated property of this size.
Details
- Well-Sized for Area: The property's 92m² size closely matches the average property size of 96m² for houses within a 1km radius, making its 3-bedroom, 1-bathroom configuration a standard and desirable fit for the local market.
- Dominant Property Type Appeal: As an end-of-terrace house, this property aligns with the dominant market preference, with houses constituting 76% of sales within a 1km radius over the past 180 days, ensuring broad appeal among local buyers.
- Hypothesis: While the 'C' BER rating is a strong positive, the singular bathroom for a 3-bedroom house in Glasnevin might present a minor functional challenge for growing families, potentially influencing a subset of buyers who prioritize multiple bathrooms, especially given the median 1.5 bathrooms in the area.
Amenities
Excellent Public Transport Connectivity: The property benefits from robust public transport, with Dublin Bus routes such as 9, 83, and 140 frequently serving the area, providing direct access to Dublin City Centre and connections to the Luas Green Line at Phibsborough and commuter rail at Drumcondra Station.
Details
- Strong Educational and Lifestyle Hub: Ideally situated for families, the property is in close proximity to reputable educational institutions like Glasnevin Educate Together National School and Scoil Chaitríona, along with Dublin City University (DCU), while the renowned National Botanic Gardens and Albert College Park offer significant green space for recreation.
- Comprehensive Local Services: Healthcare access is robust with Mater Misericordiae University Hospital and Bon Secours Hospital Dublin nearby, complemented by convenient shopping options including Tesco Clearwater and local Lidl supermarkets for daily needs.
- Hypothesis: The property's immediate proximity to highly-regarded educational institutions like DCU, combined with the amenity richness of Glasnevin Village and the National Botanic Gardens, suggests that this location attracts a premium for its established community infrastructure, particularly for families and academics, potentially insulating it from broader market fluctuations in the long term.
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.