2 Ballyfermot Avenue, Dublin 10, Ballyfermot, Dublin 10, D10 VP89
12 homes sold nearby. See what they went for — and what to bid on this one.
€299,000 · 2 Bed · 1 Bath · 85m² · Semi-D
Market Position
Below Typical Sale Prices
At €299,000, 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 · 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 €299,000, 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 €14,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €299,000, 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.
€14,950
That's what overbidding by just 5% on a €299,000 home costs you — before interest.
A €19 check before a €299,000 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
From €19 for your strategy on a €299,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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
12
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±15%
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 |
|---|---|---|---|
| 36 Kylemore Ave, Ballyfermot, Dublin 10, Dublin 10, Dublin | 2024-11-21 | 66m² | |
| 128 Decies Rd, Ballyfermot, Dublin 10, Dublin 10, Dublin | 2025-11-27 | 83m² |
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 F Upgrade Potential: With a low BER F rating, this property presents a significant upgrade opportunity; improving it to a B2 rating could cost €25,000-€40,000 but potentially increase its market value by €35,000-€55,000, also reducing annual energy costs from an estimated €2,500-€3,000 for an F-rated property to €1,000-€1,500.
Details
- Spacious for Type: This 85m² semi-detached house offers a more generous living space than the local average of 70m² for properties within a 1km radius, while maintaining the typical 2-bedroom, 1-bathroom configuration, providing excellent value per square meter.
- Value Optimization Opportunity: The property's semi-detached type and its existing configuration align with local preferences; optimizing its current low BER F rating would not only enhance comfort but also significantly boost its long-term investment appeal and market competitiveness.
- Hypothesis: The combination of an underpriced listing and a poor BER F rating makes this an ideal 'value-add' acquisition; a buyer could leverage the initial lower purchase cost to fund essential energy efficiency upgrades, rapidly increasing both the property's intrinsic value and its market appeal beyond typical growth rates.
Amenities
Excellent Connectivity: Excellent public transport links are available, with Dublin Bus routes 40, 76, 76a, 79, and 79a serving Ballyfermot Avenue, providing direct access to Dublin City Centre, while the Luas Red Line (Kylemore stop) is approximately 2.5km away, offering rapid transit across the city.
Details
- Comprehensive Local Facilities: The area is well-equipped with educational facilities including St. Michael's Primary School and Mary Queen of Angels Primary School, along with secondary options like Caritas College, all within a 1.5km radius; shopping needs are met by the nearby Ballyfermot Shopping Centre and local Lidl and Aldi supermarkets.
- Lifestyle and Healthcare Access: Residents benefit from access to green spaces such as Le Fanu Park and California Hills Park for recreation, while healthcare services are readily available with local pharmacies and clinics, and Cherry Orchard Hospital located within a 2km radius.
- Hypothesis: Ongoing regeneration efforts and strategic public transport enhancements in Ballyfermot, while not explicitly detailed in these metrics, are likely to attract a new demographic of buyers seeking affordability with improving amenities, leading to a faster-than-average appreciation in property values for well-connected homes like this.
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.