139 Clonard Road, Dublin 12, Crumlin, Dublin 12, D12 K2E4
42 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 2 Bed · 1 Bath · 52m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €385,000, this home is priced within the typical range of 42 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
42 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 €385,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 42 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
42 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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 5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
42
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±15%
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 · 42 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 72a Kells Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-05-21 | 66m² | |
| 150 Clonmacnoise Road, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-11-24 | 81.4m² |
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
Significant BER Upgrade Potential: Upgrading the E2 BER rating to a B2 could cost an estimated €10,000-€15,000 but is projected to increase property value by €20,000-€25,000, presenting a clear investment opportunity.
Below Average Size: At 52m², this property is considerably smaller than the average property size within a 1km radius (77.8m²) and a 3km radius (103.3m²), potentially impacting long-term desirability.
BER Holding Value Back: The E2 BER rating is significantly lower than the 100% unknown BER ratings for nearby properties over 180 days, suggesting a potential disadvantage in a market where energy efficiency is becoming increasingly valued.
Hypothesis: Given the current E2 BER and smaller size relative to local averages, a strategic investment in insulation and heating upgrades could not only offset the current value gap but also position the property to capitalize on future demand for energy-efficient homes, potentially commanding a 5-7% premium over comparable unrenovated properties.
Amenities
Excellent Transport Connectivity: This location is served by multiple Dublin Bus routes including the 17, 56A, 150, and 151, providing easy access to the city centre and surrounding areas.
Proximity to Key Services: Within walking distance are essential services such as Crumlin Shopping Centre for retail, Crumlin Community Centre for recreation, and local pharmacies like Crumlin Pharmacy.
Family Amenities Abound: The property is well-situated near local primary schools like St. Agnes' Primary School (800m) and secondary schools such as Crumlin College (1.2km), alongside several childcare facilities.
Hypothesis: The density of essential amenities and transport links within a 1km radius, coupled with the consistent presence of a median of 1 bathroom and 2-3 bedrooms in sold properties, indicates that properties in this specific micro-location are primarily targeted at first-time buyers and small families prioritising convenience over expansive living space.
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.