15 and 15A St. Joseph's Avenue, Clonliffe Road , Drumcondra, Dublin 3, D03 R290
23 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 4 Bed · 3 Bath · 106m² · Semi-D
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 23 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
23 closed sales nearby · 11mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €31,881 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€31,881
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
No asking price is listed. The chart shows the verified closed sales distribution for 23 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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 5.3% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
23
Transactions Analysed
Within 1.5km
11 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Clonliffe Gardens, Clonliffe Rd, Drumcondra Dublin 3, Dublin 3, Dublin | 2025-07-16 | 85m² | |
| 4 Jones's Road, Drumcondra, Dublin 3, Dublin | 2025-03-27 | 116m² |
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 Upgrade Potential: The C3 BER rating indicates potential for energy efficiency improvements. Upgrading to a B2 rating could cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000, and reducing annual energy costs by €1,000-€1,400 compared to D-rated properties.
Space Efficiency: At 106m² with 4 bedrooms and 3 bathrooms, this semi-detached property offers a good balance of living space and amenities for its size, aligning well with family needs.
Value Optimization: The property's current estimated value of €733,827, despite a C3 BER, suggests that its location and configuration are strong value drivers, but further BER improvements could unlock additional capital appreciation and reduce ongoing costs.
Hypothesis: Given the C3 BER, there is a significant opportunity to optimize the property's long-term value and appeal by investing in targeted energy upgrades. Achieving a B1 or A3 rating could not only lead to substantial annual savings of €1,000-€1,500 but also position the property more favourably against newer builds or those with superior energy performance in a market increasingly focused on sustainability.
Amenities
Transport Hub: This location is served by Dublin Bus routes 1, 16, 33, 41, 41A, 41B, 41C, ensuring excellent connectivity to Dublin City Centre and surrounding areas.
Educational Proximity: Within close reach are prominent educational institutions including St. Patrick's Cathedral Group of National Schools and Marino Institute of Education, enhancing family appeal.
Convenient Services: Residents benefit from proximity to Omni Park Shopping Centre for retail needs and Beaumont Hospital for healthcare, offering comprehensive local amenities.
Hypothesis: The excellent transport links, particularly the direct bus routes to the city centre and proximity to key educational and healthcare facilities, suggest that properties in this Drumcondra area are highly sought after by families and professionals alike, potentially supporting higher price points than areas with less developed infrastructure.
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.