105 Harmonstown Road, Dublin 5, Artane, Dublin 5, D05 HY10
74 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 1 Bath · 85m² · Terrace
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 74 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
74 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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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.
€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 74 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
74 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 5.7% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
74
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±19%
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 · 74 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 41 Ribh Ave, Artane, Dublin 5, Dublin 5, Dublin | 2025-03-28 | 89m² | |
| 31 Mc Auley Drive, Artane, Dublin 5, Dublin 5, Dublin | 2025-07-11 | 84m² |
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 Upgrade Opportunity: Upgrading the D1 BER rating to a B2 would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, representing a solid investment.
Energy Costs: A D1 BER rating implies estimated annual energy costs of €1,800-€2,200, compared to €800-€1,200 for a B2 rated property of similar size, offering potential annual savings of €1,000.
Space Efficiency: At 85.0m² with 3 bedrooms and 1 bathroom, the configuration is functional but a second bathroom could significantly enhance its market appeal and value, especially considering the prevalence of 2+ bathrooms in the €572,000 median sale price for same-type properties within 1km.
Hypothesis: Given that the median sale price per square meter within 0.5km is €6,246 and within 1km is €5,876, a significant portion of the value premium for properties within 0.5km might be attributed to their BER ratings or recent renovations, as opposed to just size alone.
Amenities
Transport Links: This property is well-served by Dublin Bus routes 15, 27, and 42, providing direct access to Dublin city centre and surrounding areas, with the closest stop approximately 200m away.
Local Education: Proximity to excellent educational facilities such as Artane Primary School (500m), St. David's CBS (800m), and St. Aidan's CBS (1km) enhances family appeal.
Retail & Leisure: Residents benefit from easy access to Northside Shopping Centre (1.5km) for a wide range of retail outlets, and nearby green spaces like Kilmore Drive Park (600m) and Lorcan O'Toole Park (1.2km) offer recreational opportunities.
Hypothesis: The substantial number of properties within 0.5km (315) and 1km (1,150) suggests a mature and well-established residential area, which typically correlates with a strong local demand and a stable property value, especially for well-maintained homes with good transport links.
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.