10 Daneswell Place, Glasnevin, Dublin 9, D09 R2YY
14 homes sold nearby. See what they went for — and what to bid on this one.
€1,175,000 · 4 Bed · 4 Bath · 190m² · House
Market Position
At the Upper End of Local Sales
At €1,175,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
14 closed sales nearby · 13mo 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 €1,175,000, 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 €58,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,175,000, 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.
€58,750
That's what overbidding by just 5% on a €1,175,000 home costs you — before interest.
A €19 check before a €1,175,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 median of comparable sales. 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
Financial Exposure · 20% 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
€1,175,000
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
14
Transactions Analysed
Within 1.5km
13 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Shandon Dr, Phibsborough, Dublin 7, Dublin 7, Dublin | 2025-11-28 | 98.2m² | |
| 45 St Peters Rd, Phibsborough, Dublin 7, Dublin 7, Dublin | 2025-04-10 | 118m² |
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 Savings: With an A1 BER rating, annual energy costs for this 190 sqm house are estimated between €800-€1,200, compared to approximately €1,800-€2,200 for a D-rated property of similar size, a saving of €1,000-€1,400 annually.
Space Optimization: This 190 sqm house with 4 bedrooms and 4 bathrooms offers a generous 47.5 sqm per bedroom, which is notably higher than typical market offerings and suggests excellent space efficiency for family living.
Value Enhancement Potential: While already A1 rated, investing €5,000 in smart home technology could potentially add €10,000-€15,000 in value by appealing to a tech-savvy buyer segment.
Hypothesis: The combination of a 190 sqm footprint and four bathrooms for four bedrooms indicates a design prioritizing en-suite facilities, a feature that, while adding to comfort and perceived quality, may command a value premium that isn't fully captured by standard square meter pricing, potentially justifying a portion of the asking price if executed to a high standard.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 40, 40B, and 40D from nearby Finglas Road, providing direct access to Dublin City Centre.
Educational Hub: It's located within 1.5km of excellent educational institutions including St. Michael's National School, St. Kevin's College, and the Technological University Dublin (TU Dublin) campus.
Green Space Access: Residents can enjoy proximity to the vast Phoenix Park, a mere 2km away, offering extensive recreational opportunities, walking trails, and playgrounds.
Hypothesis: The proximity to the Technological University Dublin campus, coupled with the robust bus network, suggests potential for strong rental demand from students and faculty, which could be a significant value driver for investors or for a homeowner seeking ancillary income.
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.