1 Windsor Villas, Dublin 3, Fairview, Dublin 3, D03 R3W7
44 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 1 Bath · 110m² · End of Terrace
Market Position
Below Typical Sale Prices
At €495,000, 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.
44 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 44 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
44 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 15.7% 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
44
Transactions Analysed
Within 1.5km
10 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 · 44 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Windsor Villas, Fairview, Dublin 3, Dublin 3, Dublin | 2025-12-17 | 110m² | |
| 1 Waverley Ave, Fairview, Dublin 3, Dublin 3, Dublin | 2024-10-07 | 135m² |
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
Energy Efficiency Benefits: With a BER rating of C, this 80m² property offers good energy efficiency. This translates to estimated annual energy costs of €1,200-€1,600, providing potential annual savings of €600-€1,000 compared to a similar D-rated property, which typically incurs €1,800-€2,200.
Details
- Compact and Desirable Home Type: At 80m² with 2 bedrooms, this house is a compact and manageable home. It aligns with the local preference for houses, which constitute 88% of recent sales within a 1km radius, suggesting strong demand for this property type.
- Size and Configuration in Context: The property's size of 80m² is smaller than the average property size of 97m² within a 1km radius, and its 2 bedrooms are fewer than the median of 3 bedrooms for the immediate area. This configuration offers a focused living space suitable for individuals, couples, or small families.
- Hypothesis: While the property is well-maintained with a good BER, strategic improvements such as minor reconfigurations or a modest extension (subject to planning) could significantly enhance its utility and market appeal, further capitalising on the strong demand for houses in Drumcondra.
Amenities
Excellent Transport Connectivity: Melrose Avenue benefits from superb public transport links. Numerous Dublin Bus routes (e.g., 1, 11, 13, 16, 33, 41, 44) are easily accessible on Drumcondra Road Lower, providing direct routes to the city centre. Drumcondra Train Station is also conveniently located within a 10-15 minute walk, offering rail connections.
Details
- Abundant Local Lifestyle Features: Residents enjoy immediate access to a wealth of lifestyle amenities. Griffith Park, a significant local green space, is a short stroll away, ideal for recreation. Esteemed local schools such as St. Patrick's National School and Scoil Mobhí are nearby, alongside a vibrant array of local cafes, restaurants, and shops on Drumcondra Road.
- High Walkability and Essential Services: The property is within easy walking distance of Drumcondra Village, providing immediate access to essential services including a SuperValu supermarket, pharmacies, post office, and a diverse range of independent businesses, enhancing daily convenience and community engagement.
- Hypothesis: Future urban planning initiatives focusing on pedestrian and cycling infrastructure improvements in Drumcondra, coupled with potential expansion of public transport networks, will likely further boost the area's liveability and property attractiveness, solidifying its status as a prime Dublin residential location.
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.