14 Saint Anne's Road, Drumcondra, Dublin 9, D09 X6R9
146 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 1 Bath · 68m² · Terrace
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 146 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.
146 closed sales nearby · 9mo 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 146 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
146 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
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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 5.3% 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
146
Transactions Analysed
Within 1.5km
9 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 · 146 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 St Patricks Rd, Drumcondra, Dublin 9, Dublin 9, Dublin | 2025-06-10 | 103m² | |
| 10 St Josephs Ave, Drumcondra, Dublin 9, Dublin 9, Dublin | 2024-12-13 | 58m² |
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
BER D1 Upgrade Potential: With a BER D1 rating, upgrading to a B2 rating could cost between €8,000 and €12,000, but could increase the property's value by €15,000 to €20,000, making it a sound investment.
Details
- Annual Energy Cost Savings: A D1 BER rating means annual energy costs are estimated at €1,800-€2,200, whereas a B-rated property of similar size would typically incur €800-€1,200 annually, offering potential savings of €1,000-€1,400 after upgrades.
- Compact Size, Potential for Extension: At 68 square meters, this 2-bedroom terrace is smaller than the average property size of 79 square meters within a 1km radius, potentially offering scope for extension (subject to planning) to increase living space and future value.
- Hypothesis: While the D1 BER presents an immediate upgrade opportunity for energy efficiency and value uplift, the property's compact size and single bathroom suggest that any future capital improvements should also focus on space optimization or adding a second bathroom to align with local market preferences (median 2 bathrooms within 1km).
Amenities
Excellent Transport Connectivity: The property boasts strong transport links with multiple Dublin Bus routes (e.g., 1, 11, 13, 16, 33, 41, 44) serving Drumcondra Road Lower, and Drumcondra Rail Station providing DART and intercity connections within a short walk.
Details
- Prime Educational Access: Located near reputable institutions such as Dublin City University (DCU), Marino Institute of Education, and St. Patrick's College (DCU St. Patrick's Campus), alongside local schools like Drumcondra National School, making it highly attractive for students and families.
- Diverse Lifestyle and Healthcare: Residents benefit from easy access to lifestyle amenities including Griffith Park (a large public park), Croke Park stadium, and a wide array of cafes and restaurants on Drumcondra Road Lower; healthcare needs are met by nearby Mater Hospital and Temple Street Children's Hospital.
- Hypothesis: Drumcondra's unique blend of established residential charm, coupled with its strategic transport links to the city centre and concentration of high-quality educational institutions, will continue to drive strong demand, making properties here resilient to wider market fluctuations and maintaining a premium, especially for family buyers.
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.