109 Grange Abbey Grove, Baldoyle, Donaghmede, Dublin 13, D13 T6W0
63 homes sold nearby. See what they went for — and what to bid on this one.
€430,000 · 3 Bed · 2 Bath · 100m² · Terrace
Market Position
Below Typical Sale Prices
At €430,000, 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.
63 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 €430,000, 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 €21,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €430,000, 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.
€21,500
That's what overbidding by just 5% on a €430,000 home costs you — before interest.
A €19 check before a €430,000 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 63 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €430,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
63 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 5.2% 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
63
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±14%
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 · 63 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 137 Grange Abbey Dr, Donaghmede, Dublin 12, Dublin 13, Dublin | 2025-07-03 | 100m² | |
| 150 Newbrook Ave, Donaghmede, Dublin 13, Dublin 13, Dublin | 2025-04-17 | 93m² |
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
Optimal Size and Configuration: This 100m², 3-bedroom, 2-bathroom terrace house closely matches the average property size of 103m² and median bed/bath counts for homes sold within a 1km radius, ensuring market relevance.
Details
- BER Upgrade Investment: With a BER D2 rating, investing an estimated €8,000-€12,000 to upgrade to a B2 rating could increase the property's value by €15,000-€20,000, offering a clear return on energy efficiency improvements.
- Annual Energy Savings: Upgrading the BER from D2 to B2 is estimated to reduce annual energy costs from €1,800-€2,200 to €800-€1,200, potentially saving homeowners €1,000-€1,400 annually.
- Hypothesis: The property's current BER D2 rating, while typical for the age of properties in Grange Abbey Grove, presents a prime opportunity for a buyer to differentiate the home through strategic energy efficiency upgrades, thereby enhancing comfort and attracting a premium in future sales.
Amenities
Robust Transport Connectivity: The property boasts excellent transport links with Dublin Bus routes 29A, 31, and 32 serving the area, and Clongriffin DART Station located approximately 1.8km away, providing rapid access to Dublin City Centre and coastal towns.
Details
- Comprehensive Family & Educational Facilities: The area is well-equipped with highly-regarded educational institutions such as Gaelscoil Mide (within 500m) and St. Kevin's Junior National School (within 500m), along with childcare options like Little Stars Montessori (within 500m), catering to family needs.
- Convenient Lifestyle & Retail Access: Residents benefit from easy access to Lidl Baldoyle (approx. 1km) and the comprehensive Donaghmede Shopping Centre (approx. 2km) for shopping, complemented by the expansive Baldoyle Racecourse Park (within 500m) for leisure and recreation.
- Hypothesis: The proximity to Baldoyle Racecourse Park and the developing coastal greenway along Baldoyle Bay will increasingly enhance the lifestyle appeal of Grange Abbey Grove, attracting active families and leading to sustained demand and property value growth in the coming years.
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.