13 Fernleigh Park, Carpenterstown, Dublin 15, D15 P8W9
14 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 3 Bath · 75m² · Terrace
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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
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 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
14
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±5%
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 |
|---|---|---|---|
| 9 Fernleigh Dr, Castleknock, Dublin 15, Dublin 15, Dublin | 2025-05-16 | 67m² | |
| 14 Fernleigh Dale, Riverwood Caslteknock, Dublin 15, Dublin 15, Dublin | 2025-02-17 | — |
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
C1 BER Efficiency: With a C1 BER rating, this property offers moderate energy efficiency, estimated to cost €1,400-€1,800 annually for heating and electricity, compared to €2,200-€2,800 for a D-rated property of similar size.
Optimised Size: At 75.0m², this property is slightly smaller than the average of 80.5m² within 1km over 180 days, suggesting efficient use of space for its configuration.
Value-Add Potential: Upgrading from a C1 to a B2 BER rating, costing an estimated €5,000-€8,000, could potentially increase the property's value by €8,000-€12,000 and reduce annual energy costs by €400-€600.
Hypothesis: The 100% BER unknown percentage for all listed properties within 1km and 3km over the past 180 days implies a market where consistent energy efficiency information is lacking, creating an opportunity for properties with clear, good BER ratings to command a premium.
Amenities
Excellent Connectivity: This property is well-served by Dublin Bus routes 25, 66, and 67, providing direct access to Dublin City Centre, and is within a manageable distance of the Luas Red Line at the Red Cow stop.
Local Conveniences: Residents have easy access to the nearby Lidl and Dunnes Stores for grocery shopping, as well as a range of cafes and restaurants in the Carpenterstown area, enhancing daily convenience.
Educational Hub: Proximity to reputable schools like St. Patrick's Boys National School (within 500m) and Castleknock Community College (within 1km) makes this an attractive location for families.
Hypothesis: The development of new residential units within the 3km radius, coupled with the existing transport infrastructure, suggests a potential future increase in demand for local amenities, which could lead to enhanced retail and service offerings and positively impact property values.
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.