1 The Heath, Woodpark, Ballinteer, D16 T850
24 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 3 Bed · 3 Bath · 85m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €575,000, this home is priced within the typical range of 24 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
24 closed sales nearby · 11mo 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 €575,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
24 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.4% 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.
Statistical Confidence · High
24
Transactions Analysed
Within 3.0km
11 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 · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 The Heath, Woodpark, Ballinteer Dublin 16, Dublin 16, Dublin | 2025-06-13 | 82m² | |
| 10 Kilcross Lawn, Sandyford, Dublin 16, Dublin 18, Dublin | 2025-05-06 | 81m² |
Transactions within a 3.0km 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 Advantage: The B3 BER rating for this 85m² property offers a good balance of energy efficiency, potentially resulting in annual energy costs of €1,400-€1,800 compared to €2,000-€2,600 for a D-rated property of similar size.
Space Configuration: With 3 bedrooms and 3 bathrooms, the property offers a favourable configuration for families or those requiring dedicated home office space, which is competitive for its 85m² size.
Value Optimization: While the B3 rating is good, upgrading to a B2 or B1 rating could further enhance value and potentially reduce annual energy costs by another €200-€400, with typical costs for such an upgrade ranging from €6,000-€10,000 and potentially increasing market value by €10,000-€15,000.
Hypothesis: The property's B3 BER, combined with its 3-bed, 3-bath configuration within 85m², represents an efficient use of space and resources, suggesting that further targeted energy efficiency upgrades, beyond the current rating, could unlock a disproportionately higher increase in future resale value due to increasing buyer emphasis on sustainability.
Amenities
Transport Hub: The area is well-served by Dublin Bus routes 44 and 69, providing direct access to Dublin city centre, and is within reasonable proximity to the Luas Green Line at Dundrum or Balally stops.
Local Conveniences: Residents benefit from proximity to the Ballinteer Shopping Centre, offering a range of retail outlets and supermarkets, along with amenities like Marlay Park and numerous local cafes and restaurants.
Family & Healthcare Access: The property is situated near educational facilities such as Scoil Naomh Edmund and St. Tiernan's Community School, as well as the Beacon Hospital and local pharmacies, ensuring comprehensive family and healthcare support.
Hypothesis: The Ballinteer D16 postcode, characterized by its strong public transport links to the city centre via multiple bus routes and proximity to key shopping and recreational areas like Ballinteer Shopping Centre and Marlay Park, creates a significant quality-of-life premium that is likely contributing to the resilience and potential growth of property values in this specific micro-location, even more so than broader Dublin averages might suggest.
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.