12 Bayside Boulevard North, Sutton, Sutton, Dublin 13, D13 V4X2
43 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 Above Local Sales
At €495,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
43 closed sales nearby · 12mo 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.
These signals interact — full analysis in report.
€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 43 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
43 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.7% 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.
Statistical Confidence · High
43
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±8%
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 · 43 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Bayside Sq East, Sutton, Dublin 13, Dublin 13, Dublin | 2024-11-27 | 86m² | |
| 14 Bayside Crescent, Sutton, Dublin, Dublin 13, Dublin | 2025-12-08 | 70m² |
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
Significant BER Upgrade Needed: An E1 BER rating suggests substantial costs for energy efficiency improvements; upgrading to a C1 BER could cost €10,000-€15,000 and potentially increase property value by €18,000-€25,000.
Costly Inefficiency: With an E1 BER, estimated annual energy costs are €2,000-€2,600, compared to €1,000-€1,400 for C-rated properties of similar size, meaning an annual saving of €800-€1,200 is achievable with upgrades.
Space Efficiency Average: At 85m², the property offers a standard living space for its 3-bedroom, 1-bathroom configuration, which aligns with many comparable terraced homes but doesn't offer significant space advantage.
Hypothesis: Given the E1 BER rating, a strategic investment in a comprehensive insulation and heating upgrade, costing an estimated €12,000, could not only recoup its cost through increased market value (projected €20,000 uplift) but also make the property more competitive against a growing number of energy-efficient homes in the wider Dublin 13 area.
Amenities
Excellent Transport Hub: Served by Dublin Bus routes 15, 27, and 42, with the DART station at Bayside (approx. 1km) providing direct links to Dublin city centre and surrounding coastal towns.
Local Essentials Nearby: Close proximity to Bayside Shopping Centre, featuring a supermarket, pharmacy, and various local services, plus proximity to primary schools like Holy Trinity National School (under 1km).
Green Space Access: Within easy walking distance of Beaumont Hospital and local parks such as Kilbarrack DART Park, offering recreational opportunities and essential healthcare access.
Hypothesis: The strategic positioning of Bayside Boulevard North, with its direct DART access and proximity to the M50 and Dublin Airport (via the nearby R139), is likely a significant driver of its property values, making it highly attractive to commuters and individuals seeking balanced urban and suburban living.
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.