16 Durrow Road, Dublin 12, Crumlin, Co. Dublin, D12 W3Y2
81 homes sold nearby. See what they went for — and what to bid on this one.
€379,000 · 2 Bed · 1 Bath · 57m² · Terrace
Market Position
Priced Within Local Sold Range
At €379,000, this home is priced within the typical range of 81 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
81 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 €379,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €18,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €379,000, 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.
€18,950
That's what overbidding by just 5% on a €379,000 home costs you — before interest.
A €19 check before a €379,000 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 81 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
81 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 median of comparable sales. 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 decreased 0.7% 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
81
Transactions Analysed
Within 1.5km
12 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 · 81 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 76 Durrow Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-07-22 | 69m² | |
| 78 Lismore Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-03-14 | 62m² |
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 Upgrade Potential: With an E1 BER rating, upgrading to a B2 could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000, offering a strong return on investment.
Suboptimal Size Efficiency: At 57.0m², this 2-bedroom terrace is smaller than the median sale price for same-type terraces within 1km (€512,000), suggesting a premium may not be commanded for its compact size.
Value Optimization Opportunity: Investing €1,500-€2,500 in targeted cosmetic upgrades and potentially optimizing the E1 BER rating could unlock an additional €5,000-€10,000 in sale value, capitalizing on the current underpriced market position.
Hypothesis: The E1 BER rating represents a significant opportunity; by strategically investing in insulation, heating upgrades, and potentially solar panels, the property could achieve a B2 rating, not only reducing annual energy costs by an estimated €1,000-€1,400 compared to its current rating but also significantly enhancing its appeal and marketability to energy-conscious buyers.
Amenities
Excellent Transport Connectivity: Served by Dublin Bus routes 18, 40, 79, and 210, providing direct access to city centre and surrounding areas, complemented by the Red Line Luas at Crumlin stop approximately 1.5km away.
Comprehensive Local Services: Within proximity are Our Lady's Children's Hospital, Crumlin Pharmacy, and Lidl and Tesco supermarkets, offering convenient access to essential healthcare and retail.
Family & Leisure Amenities: Close to Pearse Park and Ardmore Park for recreation, with Crumlin Boys National School and Crumlin College within walking distance, fostering a family-friendly environment.
Hypothesis: The strategic location of this property, offering direct access to key Dublin Bus routes and proximity to essential services like Crumlin Hospital and educational institutions, suggests that future infrastructure developments or enhanced public transport links, such as potential Luas line extensions, could further solidify its value and desirability as a commuter hub.
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.