10 Brookhaven Drive, Blanchardstown, Dublin 15, D15 NRD0
29 homes sold nearby. See what they went for — and what to bid on this one.
€390,000 · 3 Bed · 2 Bath · 98m² · Semi-D
Market Position
Below Typical Sale Prices
At €390,000, 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.
29 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 €390,000, 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 €19,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €390,000, 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.
€19,500
That's what overbidding by just 5% on a €390,000 home costs you — before interest.
A €19 check before a €390,000 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
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 below the median of comparable sales, 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 5.7% 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
29
Transactions Analysed
Within 1.5km
9 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 |
|---|---|---|---|
| 16 Brookhaven Park, Blanchardstown, Dublin 15, Dublin 15, Dublin | 2025-09-26 | 94m² | |
| 20 Warrenstown Grove, Blanchardstown, Dublin 15, Dublin 15, Dublin | 2025-06-10 | 93.4m² |
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 Advantage: The B3 BER rating offers an advantage over lower-rated properties; upgrading from a D-rated equivalent (estimated €1,800-€2,200 annual energy costs) to this B3 could save approximately €800-€1,200 annually, with potential for further upgrades to a B2 costing €8,000-€12,000 to potentially increase value by €15,000-€20,000.
Space Efficiency: At 98m², this 3-bedroom, 2-bathroom semi-detached home offers a comfortable 32.67m² per bedroom, which is competitive for its type and size in the Dublin market.
Value Optimization: Given the B3 BER, a targeted investment of €8,000-€12,000 to achieve a B2 rating could enhance market appeal and potentially add €15,000-€20,000 to the property's value, making it an attractive proposition for energy-conscious buyers.
Hypothesis: The B3 BER rating places this property in the upper quartile of energy efficiency within its immediate vicinity (based on the €4,033/sqm median price within 0.5km, which often correlates with older, less efficient stock), suggesting that the asking price adequately reflects its current energy performance, with significant further value unlockable through targeted upgrades.
Amenities
Transport Hub: Situated in Dublin 15, this area is served by Dublin Bus routes 25A, 25B, 25D, 66A, 66B, and 67X, providing excellent connectivity to Dublin city centre and surrounding areas, with train access via Coolmine Station (approx. 1.5km).
Local Conveniences: Proximity to Blanchardstown Shopping Centre (approx. 2km) offers extensive retail, dining, and leisure options, while Connolly Hospital and local clinics provide essential healthcare services.
Family Focus: Excellent educational infrastructure is nearby, including St. Cormac's Primary School and St. Peter's College, alongside several childcare facilities, making it a family-friendly location.
Hypothesis: The strong transport links and amenity provision in Blanchardstown, particularly the access to major employment hubs via multiple bus routes and rail, suggest that this property is well-positioned for a commuter-focused buyer, and its current asking price relative to broader Dublin West metrics indicates potential for capital appreciation driven by ongoing infrastructure and amenity development in D15.
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.