12 Deanstown Avenue, Finglas, Dublin 11
24 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 1 Bath · 60m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 24 recent closed sales nearby. There's room to negotiate — seller leverage is 5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
24 closed sales nearby · 8mo 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 €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
24 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 increased 2.7% 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
24
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±11%
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 · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Ratoath Ave, Finglas West, Dublin 11, Dublin 11, Dublin | 2025-11-28 | 90m² | |
| 52a Rathvilly Drive, Finglas, Dublin 11, Dublin | 2025-11-19 | 63m² |
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 Potential: The D1 BER rating suggests that upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property value by €15,000-€20,000, presenting a clear return on investment.
Energy Cost Differential: Properties with a D1 BER rating typically incur annual energy costs of €1,800-€2,200, whereas similar-sized properties with an A2 BER rating would see costs of €800-€1,200, a saving of €1,000 per year.
Compact Living Efficiency: At 60m², the property offers efficient living space, aligning with trends for smaller, well-managed homes in urban environments, though it is smaller than the 1km median sale price of similar broad type homes which were 36 in number, suggesting this size is common.
Hypothesis: The D1 BER rating, while representing an upgrade opportunity, also points to a potential for hidden maintenance costs in older insulation or heating systems, suggesting a thorough building survey is critical before purchase to accurately assess total renovation expenditure.
Amenities
Transport Hub Access: The area is served by numerous Dublin Bus routes including the 17, 40, and 220, providing direct connectivity to Dublin city centre and surrounding suburbs.
Local Retail and Services: Residents have convenient access to Finglas Village, offering a range of shops, supermarkets like Lidl and Aldi, and essential services such as pharmacies and local post offices within walking distance.
Educational and Healthcare Proximity: The property is situated near schools like St. Canice's Senior National School and Coláiste Íde College of Further Education, and within a reasonable distance of Connolly Hospital Blanchardstown.
Hypothesis: The concentration of primary schools and childcare facilities within a 1km radius, coupled with the availability of local parks like Farnham Drive Park, indicates a strong family-oriented demographic, suggesting that properties in this area may see sustained demand from families seeking affordable housing with good local amenities.
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.