17 Oak View, Santry, Dublin 9, D09 E7K4
10 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 1 Bath · 73m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €425,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 13% 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
€425,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 42 Magenta Crescent, Santry, Dublin 9, Dublin 9, Dublin | 2025-10-29 | 105m² | |
| 136 Castletimon Road, Kilmore West, Coolock, Dublin 5, Dublin | 2025-04-23 | 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
BER C3 Efficiency: The C3 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating could cost approximately €8,000-€12,000 but potentially increase property value by €15,000-€20,000, and reduce annual energy costs by an estimated €500-€800 compared to its current rating.
Optimised Space Utilisation: With a size of 73 sqm and 3 bedrooms, this end-of-terrace property offers a space-efficient layout that aligns with local market demand for 3-bed homes, achieving a good density of living space.
Value Enhancement Opportunity: While BER C3 is acceptable, a strategic investment in insulation and heating system upgrades, costing an estimated €8,000-€12,000, could significantly enhance its market appeal and value, potentially adding €15,000-€20,000 to its resale price.
Hypothesis: Given that 100% of properties within a 1km radius had an unknown BER rating in the last 30 and 90 days, this property's C3 rating, while not top-tier, offers a clear advantage for buyers seeking energy efficiency awareness, and further upgrades could position it as a premium offering in a market where BER information is generally scarce.
Amenities
Excellent Public Transport: Situated near Dublin 9, this area is served by Dublin Bus routes 41, 16, and 33, providing direct access to Dublin city centre and surrounding suburbs, significantly enhancing commuter convenience.
Local Educational Hub: The property is within proximity to St. Kevin's Boys National School (0.5km) and St. Aidan's Community School (1.2km), catering to primary and secondary education needs, while DCU is approximately 3km away.
Convenient Local Services: Residents have easy access to Omni Park Shopping Centre (1.5km) for retail needs, with numerous local pharmacies and medical clinics within a 2km radius, such as Northwood Pharmacy and Beaumont Hospital.
Hypothesis: The growing commercial and residential development around the Northwood area, coupled with the planned expansion of public transport links from Dublin Airport towards the city centre, suggests that properties in Santry, particularly those with improved BER ratings, could see a 5-7% uplift in value over the next three years due to enhanced connectivity and amenity access.
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.