168 Vernon Avenue, Clontarf, Dublin 3, Co. Dublin, D03 CP30
69 homes sold nearby. See what they went for — and what to bid on this one.
€995,000 · 4 Bed · 2 Bath · 140m² · Semi-D
Market Position
Priced Above Local Sales
At €995,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
69 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 €995,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €49,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €995,000, 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.
€49,750
That's what overbidding by just 5% on a €995,000 home costs you — before interest.
A €19 check before a €995,000 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 69 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
69 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 3.2% 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.
Financial Exposure · 12% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€995,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
69
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 · 69 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 176 Vernon Ave, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-05-20 | 141m² | |
| 23 Blackheath Drive, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-08-20 | 147m² |
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 Efficiency: With a C1 BER rating, annual energy costs are estimated to be €1,800-€2,200, compared to €800-€1,200 for properties with an A2 rating, representing potential annual savings of €1,000-€1,400 for higher-rated homes.
Space and Configuration: At 140m², this 4-bedroom, 2-bathroom semi-detached property offers a generous living space, which aligns well with family needs in a desirable Dublin location.
Upgrade Investment Opportunity: Upgrading the C1 BER rating to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a tangible return on investment.
Hypothesis: The €1,074,627.25 estimated value, despite a C1 BER rating, suggests that the market may be valuing the property's strong location and generous size (140m², 4 beds, 2 baths) more heavily than its current energy efficiency, implying that BER improvements could unlock further premium if targeted strategically.
Amenities
Transport Links: The area is well-served by Dublin Bus routes including numbers such as 15, 27, and 42, providing strong connectivity to Dublin city centre and surrounding suburbs.
Educational & Healthcare Access: Proximity to notable schools like Belgrove Primary School and Holy Faith Secondary School, along with access to Beaumont Hospital and local clinics, enhances family appeal and convenience.
Local Lifestyle Hub: Residents benefit from a vibrant local scene with numerous cafes, restaurants, and shops on Vernon Avenue itself, alongside parks like Clontarf Promenade and St Anne's Park for recreation and leisure.
Hypothesis: The strong walkability score, further enhanced by the direct availability of Dublin Bus routes like the 15 and 27 along Vernon Avenue, combined with the cluster of family-oriented amenities such as Belgrove Primary School and local GAA clubs within a 1km radius, suggests a potential for a premium pricing strategy based on hyperlocal demand for convenience and community.
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.