111 Clonard Road, Crumlin, Dublin 12, D12 V6X5
7 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 2 Bed · 2 Bath · 75m² · Detached
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 11mo recency · Moderate 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 179 Cashel Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-12-04 | — | |
| 267 Crumlin Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2024-10-11 | 110m² |
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: With a D BER rating, this property offers a clear investment opportunity. Upgrading to a B2 rating would typically cost €8,000-€12,000, but could potentially increase the property's value by €15,000-€20,000. Furthermore, annual energy costs for a D-rated property of this size are estimated at €1,800-€2,200, compared to €800-€1,200 for B-rated properties, resulting in annual savings of €1,000-€1,400.
Details
- Optimal Size and Configuration: At 85m² with 2 bedrooms and 2 bathrooms, the property offers efficient living space. This size is slightly larger than the 1km area average of 82m² and aligns perfectly with the 2-bedroom median for the 3km area, fitting local buyer preferences.
- Renovation Value: Given the robust market where properties sell for a significant premium, targeted renovations beyond energy efficiency, such as modernising kitchens or bathrooms, could further enhance appeal and potentially maximise the final sale price.
- Hypothesis: As energy costs remain high and sustainability becomes a key buyer criterion, properties achieving a B or higher BER rating in Cabra will command a noticeable premium, making energy efficiency upgrades a strategic investment for future value.
Amenities
Excellent Transport Connectivity: The property benefits from strong public transport links, with the Luas Green Line Cabra stop approximately 1.5km away. Dublin Bus routes 120 and 38/a/b/d serve Cabra Road and Fassaugh Road, offering direct and frequent connections to Dublin City Centre and surrounding areas.
Details
- Established Family-Friendly Community: The area is well-equipped with essential lifestyle amenities, including Cabra Library (approx 700m), local shops on Cabra Road, and highly-regarded primary schools such as St. Joseph's Primary School (approx 600m) and secondary schools like Scoil Chaitríona (approx 1.2km).
- Convenient Local Services: Residents have easy walking access to a variety of local shops, pharmacies, and eateries along the main thoroughfares of Cabra. Nearby, Broombridge Train Station (approx 1.7km) provides commuter rail services, and the new Broombridge Educate Together National School (approx 1.5km) further enhances educational options.
- Hypothesis: Cabra's blend of established community amenities, ongoing improvements, and strategic transport links to the city centre will continue to attract families and professionals, strengthening its position as a desirable and stable residential area in Dublin 7.
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.