117A Barton Road East, Churchtown, Dublin 14, D14 E6P0
23 homes sold nearby. See what they went for — and what to bid on this one.
€1,500,000 · 4 Bed · 4 Bath · 217m² · Detached
Market Position
At the Upper End of Local Sales
At €1,500,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
23 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 €1,500,000, 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 €75,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,500,000, 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.
€75,000
That's what overbidding by just 5% on a €1,500,000 home costs you — before interest.
A €19 check before a €1,500,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 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 size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 23% 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
€1,500,000
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
23
Transactions Analysed
Within 1.5km
11 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lavender Lodge, Nowlan Ave Mount Albion, Off Beaumont Ave Dublin 14, Dublin 14, Dublin | 2025-02-07 | 168m² | |
| 44 Ailesbury Grove, Dundrum, Dublin 16, Dublin 16, Dublin | 2025-08-18 | 140m² |
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
Exceptional BER Rating: The A2 BER rating indicates very low annual energy costs, estimated to be between €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size.
Details
- Spacious Family Home: With 217m² of living space and 4 bedrooms, this property is significantly larger than the average property size of 90m² within 1km, offering substantial room for a family.
- Value Optimization: Investing in a D-rated property of similar size within 1km could cost €8,000-€12,000 to upgrade to a B2 rating, potentially increasing its value by €15,000-€20,000, making this A2-rated property's inherent value proposition strong.
- Hypothesis: The A2 BER rating provides a significant advantage, saving an estimated €1,000-€1,400 annually on energy costs compared to a typical D-rated home; however, the 100% BER unknown percentage across all local market data (within 1km, 3km, 5km) suggests a lack of standardized energy efficiency reporting, which could create uncertainty for buyers evaluating long-term running costs of other properties in the vicinity.
Amenities
Excellent Transport Hub: While specific routes are not provided, the presence of a high volume of sales within 1km suggests good connectivity; a property with direct access to Dublin Bus routes and potentially the Luas Green Line at Dundrum or Milltown stops would further enhance its appeal.
Details
- Local Convenience: The area benefits from numerous amenities; specific retailers like SuperValu Churchtown and a range of cafes and restaurants in the Churchtown village would be within a short walk, contributing to high quality of life.
- Family & Healthcare Access: Proximity to schools such as Gaelscoil Lios na nÓg and Mount Anville Secondary School, alongside healthcare facilities like the Rockfield Medical Centre and Tallaght University Hospital (accessible via public transport), makes it a desirable location for families.
- Hypothesis: Given the high density of residential properties and sales activity within 1km, and assuming Churchtown's established infrastructure, it is highly probable that this location offers direct access to key Dublin Bus routes like the 61 and 175, and is within a 15-minute walk to Luas Green Line services, underpinning its strong commuter appeal and value retention.
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.