14 The Paddock, Blackhorse Ave, Dublin 7, Dublin 7, D07 N153
37 homes sold nearby. See what they went for — and what to bid on this one.
€649,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €649,000, this home is priced within the typical range of 37 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.
37 closed sales nearby · 8mo 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 €649,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €649,000, 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.
€32,450
That's what overbidding by just 5% on a €649,000 home costs you — before interest.
A €19 check before a €649,000 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 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €649,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
37 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.4% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
37
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±7%
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 · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 The Paddock, Blackhorse Ave, Dublin 7, Dublin 7, Dublin | 2026-01-13 | 101m² | |
| 18 Darling Est, Navan Rd, Dublin 7, Dublin 7, Dublin | 2025-05-29 | 92m² |
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
Energy Efficiency Advantage: With a BER C rating, this 120m² property offers an estimated annual energy cost saving of €400-€800 compared to a typical D-rated property of similar size, contributing to lower running costs.
Details
- Generous Space & Configuration: At 120m², this 3-bedroom, 2-bathroom semi-detached home is notably larger than the average property size of 107m² found within a 1km radius over the last 90 days, offering superior living space.
- BER Upgrade Investment: Upgrading the BER from C to a B2 rating could cost between €5,000-€10,000, potentially increasing the property's value by €10,000-€15,000 while further reducing energy bills by an additional €300-€500 annually.
- Hypothesis: The property's robust size and decent BER C rating, while good, may still present an untapped opportunity for buyers to invest in further energy upgrades to achieve an A or B rating, thereby unlocking significant future value appreciation and appealing to the growing segment of environmentally conscious buyers.
Amenities
Exceptional Transport Connectivity: The property benefits from excellent public transport links, with direct access to numerous Dublin Bus routes along Blackhorse Avenue (e.g., 25, 26, 66, 67) and reasonable walking distance to the Luas Red Line at stations like Blackhorse or Fatima, connecting directly to Dublin city centre and Heuston Station.
Details
- Family-Friendly Location: Positioned directly adjacent to the expansive Phoenix Park, this home offers unparalleled access to green spaces and is well-served by reputable educational facilities such as St. John Bosco's Boys' National School and Mary Queen of Angels National School, alongside numerous local childcare options.
- Local Convenience and Services: Daily necessities are easily met with local supermarkets like Tesco Express, convenience stores, and pharmacies nearby, complemented by accessible healthcare services at St. James's Hospital and a vibrant selection of cafes and restaurants in the wider Dublin 7 area.
- Hypothesis: The property's direct proximity to the Phoenix Park acts as a powerful, non-replicable amenity, disproportionately driving demand and future value appreciation beyond mere transport links, attracting families and lifestyle buyers willing to pay a premium for green space and recreational access in an urban setting.
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.