120 coolevin, ballybrack, co. dublin, a96 x2p9
14 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 1 Bath · 85m² · Terrace
Market Position
Below Typical Sale Prices
At €450,000, 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.
14 closed sales nearby · 7mo 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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 · High
14
Transactions Analysed
Within 1.5km
7 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 120 Coolevin, Ballybrack, Dublin, Dublin | 2025-10-08 | 85m² | |
| 176 Ashlawn Park, Ballybrack, Dublin, Dublin | 2025-11-28 | 82m² |
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
Energy Efficiency Upgrade Opportunity: With an E BER rating, investing €8,000-€15,000 could upgrade the property to a B2/C rating, potentially increasing its value by €15,000-€30,000 and significantly reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Size Advantage for Value: At 85m², this home is 10m² smaller than the average property size of 95m² sold within a 1km radius over the past 180 days, which might contribute to its more accessible price point in a high-demand area.
Bathroom Configuration: The property's single bathroom is below the median of 2 bathrooms for properties sold within a 1km radius, suggesting potential for an additional bathroom to align with local buyer expectations and enhance value.
Hypothesis: The lower average property size and fewer bathrooms in this specific segment of the Ballybrack market reflect a consistent demand for more compact, affordable family homes, suggesting a strong appreciation trajectory for well-maintained smaller units that offer a stepping stone into the area.
Amenities
Strategic Transport Links: The property benefits from excellent connectivity with Dublin Bus routes 7, 7A, 45A, and 111 serving the Ballybrack area, providing direct access to Dun Laoghaire, Bray, and Dublin City Centre, while the Killiney DART station is also easily accessible by a short bus ride.
Comprehensive Local Facilities: Essential amenities are readily available, including SuperValu in Ballybrack Shopping Centre for daily needs, multiple GP clinics and pharmacies, and Loughlinstown Hospital providing healthcare access.
Family-Centric Surroundings: The area boasts strong educational provisions with St. John's National School and Holy Child Community School nearby, complemented by Kilbogget Park offering extensive green space and recreational facilities for families.
Hypothesis: Ballybrack's consistent investment in local community facilities and green spaces, combined with ongoing improvements to public transport infrastructure, will solidify its reputation as an attractive, self-sufficient family hub, driving long-term demand for well-located properties like this one.
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.