10 Belcamp Manor, Dublin 17, Co. Dublin, D17 DF86
26 homes sold nearby. See what they went for — and what to bid on this one.
€560,000 · 3 Bed · 3 Bath · 131m² · Terrace
Market Position
At the Upper End of Local Sales
At €560,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
26 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 €560,000, 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 €28,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €560,000, 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.
€28,000
That's what overbidding by just 5% on a €560,000 home costs you — before interest.
A €19 check before a €560,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €560,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
26 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.
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 decreased 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
26
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±12%
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 College Avenue, Belcamp, Malahide Road, Dublin | 2024-12-04 | 111m² | |
| 49 College Avenue, Belcamp, Malahide Road, Dublin 17, Dublin | 2025-01-16 | 113m² |
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 B Advantage: With a B BER rating, this property offers good energy efficiency, likely resulting in annual energy costs of approximately €1,000-€1,400, compared to €1,800-€2,200 for a D-rated property of similar size.
Details
- Spacious Configuration: At 131 sqm, this property is larger than the average of 75 sqm within 1km, providing more living space and potentially higher market appeal for families.
- Value Optimization Opportunity: While BER B is good, upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a smart investment in long-term efficiency.
- Hypothesis: The current market data shows a 100% BER unknown percentage across all radii, indicating a lack of transparency or recent assessment in the area; properties with certified high BER ratings (A/B) are likely to command a significant premium as buyers become more energy-conscious.
Amenities
Transport Connectivity: Access to Dublin Bus routes 15, 27, 42, and 43 provides direct links to the city center and surrounding areas, with the nearest Dublin Bus stop approximately 500m away.
Details
- Local Services Access: Proximity to Northside Shopping Centre (1.5km) offers a range of retail options, including Dunnes Stores, with several local convenience stores and pharmacies within a 1km walk.
- Educational Hub: The area is served by numerous schools, including St. Paul's College (1km) and Scoil Neasáin (1.2km), making it a convenient location for families with children.
- Hypothesis: The increasing proportion of apartments within 3km (from 26% to 8.7% in the 30-day window) suggests a potential shift in housing development away from larger family homes, which could lead to increased demand for existing larger houses as the area develops further.
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.