17 Greenmount Court, Harold's Cross, Dublin 6W, Harold's Cross, Dublin 6
18 homes sold nearby. See what they went for — and what to bid on this one.
€825,000 · 3 Bed · 4 Bath · 140m² · House
Market Position
Below Typical Sale Prices
At €825,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
18 closed sales nearby · 7mo 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 €825,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €41,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €825,000, 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.
€41,250
That's what overbidding by just 5% on a €825,000 home costs you — before interest.
A €19 check before a €825,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €825,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
7 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Armstrong St, Harolds Cross, Dublin 6, Dublin 6, Dublin | 2025-02-18 | 57m² | |
| 12 Gilbert Rd, Dublin 8, Dublin, Dublin 8, Dublin | 2025-08-29 | 73m² |
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
A2 BER Advantage: The A2 BER rating offers significant annual energy cost savings, estimated at €1,000-€1,400 less than comparable D-rated properties (assuming €1,800-€2,200 annual costs for D-rated properties of similar size).
Details
- Generous Size: At 140m², this property is 46% larger than the average property size of 95.56m² sold within 1km over the last 180 days, offering superior living space compared to the local norm.
- Value Optimization: The property's substantial 140m² size and 4 bathrooms for 3 bedrooms presents an opportunity for optimization; considering the 1km median of 2 beds and 1 bath, focusing on maximizing the utility of the 4th bathroom or potential for a home office could further enhance value.
- Hypothesis: While the A2 BER rating is excellent, the significant size difference compared to the 1km median property size suggests that the market within this radius may not fully value larger homes as much as efficient, smaller units, indicating potential for value enhancement by marketing its spaciousness for specific buyer profiles (e.g., families seeking room to grow or home-based professionals).
Amenities
Transport Hub: The property benefits from proximity to multiple Dublin Bus routes, including routes 150 and 15A which serve Harold's Cross directly, providing efficient connectivity to Dublin city centre and surrounding areas.
Details
- Local Services: Residents have convenient access to essential amenities including SuperValu in Harold's Cross (500m), the local post office, and the wide array of shops and cafes along Harold's Cross Road, with the Rathmines area a short walk away for further retail options.
- Green Spaces and Health: Proximity to Harold's Cross Park (300m) and Mount Argus Park (700m) offers ample recreational opportunities, while the Beacon Hospital's south Dublin clinic is accessible within a short drive, ensuring good healthcare access.
- Hypothesis: The walkability score for Harold's Cross is significantly enhanced by its established village feel and a dense network of local businesses and green spaces, suggesting that properties within a 1km radius of Harold's Cross Park are likely to retain a premium due to strong demand from buyers prioritizing lifestyle and convenience over being directly adjacent to major transport hubs like the Luas.
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.