13 and 14 Huntstown Wood, Huntstown, Dublin 15, D15 XT9X
8 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 6 Bed · 5 Bath · 213m² · Semi-D
Market Position
At the Upper End of Local Sales
At €795,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
8 closed sales nearby · 13mo 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €795,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Financial Exposure · 19% 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
€795,000
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 · Moderate
8
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±15%
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 32 Swallowbrook Crescent, Clonee, Dublin 15, Dublin 15, Dublin | 2025-03-14 | 147m² | |
| 25 Castlegrange Green, Clonsilla, Dublin 15, Dublin 15, Dublin | 2024-05-31 | 130.7m² |
Transactions within a 3.0km radius and 24-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 Upgrade Potential: With a D1 BER rating, upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs significantly.
Details
- Size Advantage: The property's 213.0m² size is more than double the average property size of 89.87m² within a 1km radius over 180 days, offering considerable living space.
- Substantial Accommodation: The provision of 6 bedrooms and 5 bathrooms is significantly above the median of 3 bedrooms and 2 bathrooms within a 1km radius, catering to very large households or those requiring extensive space.
- Hypothesis: The significant divergence in bedroom and bathroom count from the local median suggests this property serves a niche market. Investing in targeted energy efficiency upgrades could unlock a higher valuation by aligning its quality with modern buyer expectations for larger homes.
Amenities
Transport Connectivity: While specific routes are not detailed, Dublin 15 is generally served by Dublin Bus routes such as the 39, 39a, and 40, providing connections to the city centre and surrounding areas, with potential access to the Luas Red Line via nearby stops.
Details
- Local Services: The immediate vicinity of Huntstown Wood is typically well-served by local shopping centres like The Village Centre in Hartstown, which includes supermarkets and essential retail, along with primary and secondary schools such as Hartstown Community School.
- Green Space Access: Residents benefit from proximity to local parks like Deerpark, offering recreational opportunities, and within a reasonable distance, the vastness of the Phoenix Park provides extensive outdoor amenities.
- Hypothesis: Given the property's location in Dublin 15, the presence of numerous bus routes and the accessibility of the Luas Red Line are critical value drivers. Future infrastructure developments, such as enhanced pedestrian links or new public transport hubs, could significantly boost the desirability and value of properties in this area.
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.