186a Saint James'S Road, Greenhills, Dublin 12, D12 Y9Y5
12 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 6 Bed · 3 Bath · 210m² · Detached
Market Position
Below Typical Sale Prices
At €750,000, 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.
12 closed sales nearby · 11mo 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 €750,000, 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 €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
12
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±16%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 484 Ballymount Cottages, Clondalkin, Dublin 22, Dublin 22, Dublin | 2025-06-09 | 121m² | |
| 9 College Sq, Wainsfort, Terenure Dublin 6, Dublin | 2025-11-21 | 192m² |
Transactions within a 3.0km 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 Cost: Upgrading the SI_666 BER rating could require an investment of €8,000-€12,000 to reach a B2 rating, which would likely increase the property's market value by €15,000-€20,000.
Size Advantage: At 210.0m², this detached 6-bedroom property offers substantial living space, which is likely a premium feature given the average property sizes in closer proximity are not detailed but implied to be smaller by the property count.
Value Optimization Potential: With a current estimated value of €789,902.31, addressing the BER rating could unlock further capital appreciation, optimizing its value proposition beyond the €750,000 asking price.
Hypothesis: Investing in a BER upgrade from SI_666 to a B2 rating, costing an estimated €8,000-€12,000, could not only reduce annual energy costs by €1,000-€1,400 compared to a D-rated property but also potentially increase the property's saleability and achieve a higher valuation in the long term.
Amenities
Transport Network: This area is served by Dublin Bus routes 17, 27, 56A, 59, 75, 123, and 150, offering strong connectivity to Dublin city center and surrounding suburbs.
Local Conveniences: Residents have easy access to essential services with The Square Shopping Centre in Tallaght approximately 3km away and local shops and pharmacies within a 1km radius.
Educational and Healthcare Access: Proximity to St. Agnes' Primary School (approx. 800m) and the Bon Secours Hospital, Glasnevin (approx. 4km), provides key family and healthcare amenities.
Hypothesis: The strategic location of this property, coupled with its substantial size and number of bedrooms, could position it as an attractive option for larger families or multi-generational living, provided that the local amenities can support a high volume of occupants, implying a potential for higher demand from specific buyer demographics.
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.