13 and 14 Huntstown Wood, Huntstown, Dublin 15, D15 XT9X
19 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
Priced Within Local Sold Range
At €795,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 24mo 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 €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.
These signals interact — full analysis in report.
€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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
19
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±20%
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 · 19 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 5.0km radius and 36-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.
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.
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 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.