199 Pace Avenue, Littlepace, Clonee, Dublin 15, Clonee, Dublin 15, D15 DK10
82 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 3 Bath · 94m² · Semi-D
Market Position
At the Upper End of Local Sales
At €475,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
82 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 82 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
82 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 size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.3% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
82
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 82 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 199 Pace Ave, Littlepace, Dublin 15, Dublin 15, Dublin | 2025-12-18 | 94m² | |
| 20 The Close, Hunters Run, Clonee Dublin 15, Dublin 15, Dublin | 2025-10-01 | 112m² |
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
Efficient BER Rating: With a C3 BER, this property offers good energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 typically associated with D-rated properties of similar size.
Details
- Optimally Configured: The 3-bed, 3-bath layout perfectly aligns with the median bedroom and bathroom count for properties sold within a 1km radius over the past 180 days, enhancing its appeal to typical family buyers.
- Strategic Upgrade Opportunity: Investing €5,000-€10,000 to upgrade the C3 BER to a B2 could further reduce annual energy costs and potentially increase the property's market value by €10,000-€15,000, offering a strong return on investment.
- Hypothesis: While slightly smaller than the 128m² average for properties sold within 1km, this 94m² Semi-D with a C3 BER is well-sized and configured for the immediate Littlepace area, providing a compelling blend of modern efficiency and practical living space that is highly attractive to young families and first-time buyers.
Amenities
Excellent Bus Connectivity: The property benefits from strong transport links with Dublin Bus routes 70 and 270 providing direct access to Dublin City Centre and local areas from nearby stops, complemented by the M3 Parkway train station for wider rail connections.
Details
- Family-Friendly Facilities: Located within easy reach of St. Patrick's National School, Littlepace National School, and Colaiste Pobail Setanta, the area also boasts multiple childcare facilities like Littlepace Crèche, making it ideal for families.
- Comprehensive Local Services: Residents have convenient access to Littlepace Shopping Centre for daily needs, Clonee village for local amenities, and the extensive Blanchardstown Centre for major retail, dining, and healthcare options at Connolly Hospital.
- Hypothesis: The strong mix of suburban lifestyle amenities, including local schools, shopping centers, and green spaces, combined with effective Dublin Bus routes, cultivates a self-sufficient community that attracts long-term residents and underpins consistent property demand in Littlepace.
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.