18 Willow Park Grove, Glasnevin, Dublin 11, Ballymun, Dublin 11
71 homes sold nearby. See what they went for — and what to bid on this one.
€625,000 · 3 Bed · 2 Bath · 168m² · Semi-D
Market Position
Below Typical Sale Prices
At €625,000, 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.
71 closed sales nearby · 10mo 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 €625,000, 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 €31,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €625,000, 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.
€31,250
That's what overbidding by just 5% on a €625,000 home costs you — before interest.
A €19 check before a €625,000 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 71 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €625,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
71 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 3.6% 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
71
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 71 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 142 Willow Park Ave, Glasnevin North, Dublin 11, Dublin 11, Dublin | 2025-02-28 | 125m² | |
| 144 Willow Park Ave, Glasnevin, Dublin 11, Dublin 11, Dublin | 2025-04-29 | 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
Upgrade Potential:
Details
- The D1 BER rating indicates potential for significant value enhancement; upgrading to a B2 rating would cost an estimated €8,000-€12,000 and could increase property value by €15,000-€20,000, offering a positive return on investment.
- Generous Space:
- At 168m², this semi-detached home is substantially larger than the average property size of 94.7m² within a 1km radius over 180 days, offering ample living space for families.
- Optimising Value:
- Investing in energy efficiency upgrades from the current D1 BER rating to a B2 would likely boost the property's market appeal and saleability, especially as 100% of properties within 1km over 30 days had unknown BER ratings, suggesting a market that is not yet fully attuned to energy performance.
- Hypothesis: The consistent 100% BER unknown percentage across all timeframes and radii suggests a lack of focus on energy efficiency by current sellers or agents in this locale; this presents a significant opportunity for astute buyers to invest in upgrades and capture a substantial value premium as environmental awareness grows.
Amenities
Excellent Transport Links:
Details
- The area is well-served by Dublin Bus routes 40, 40B, 40D, and 220, providing direct access to Dublin city centre and surrounding areas, with further connectivity via the M50 Motorway nearby.
- Local Convenience:
- Residents have easy access to the Omni Park Shopping Centre for retail needs, as well as essential services including Beaumont Hospital for healthcare and numerous local schools like St. Fiachra's Junior National School and St. Kevin's Boys National School.
- Green Space Access:
- Proximity to Santry Park and Croke Park offers ample recreational opportunities, contributing to a desirable lifestyle for residents, with local cafes and restaurants adding to the community feel.
- Hypothesis: The ongoing development and regeneration plans for the Ballymun area, including improved public transport infrastructure and new community facilities, are likely to drive further property value appreciation in Willow Park Grove, making it an attractive proposition for long-term investment.
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.