2 Belfry Road, Citywest, Dublin 24, D24 TW73
19 homes sold nearby. See what they went for — and what to bid on this one.
€365,000 · 3 Bed · 3 Bath · 88m² · End of Terrace
Market Position
Below Typical Sale Prices
At €365,000, 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.
19 closed sales nearby · 13mo 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 €365,000, 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 €18,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €365,000, 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.
€18,250
That's what overbidding by just 5% on a €365,000 home costs you — before interest.
A €19 check before a €365,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.7% 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
19
Transactions Analysed
Within 1.5km
13 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Belfry Crescent, Citywest, Dublin 24, Dublin 24, Dublin | 2025-09-18 | 88m² | |
| 2 Belfry Crescent, Citywest, Dublin 24, Dublin 24, Dublin | 2025-09-17 | 110m² |
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 Improvement Opportunity: Upgrading the C1 BER rating could cost an estimated €4,000-€7,000 for insulation and heating upgrades, potentially increasing property value by €8,000-€12,000 and aligning it with the C1 median of properties in the 1km radius.
Efficient Use of Space: At 88.0m², this property is 1.28 times larger than the average property size of 67.88m² sold within a 1km radius over the last 180 days, offering better value per sqm.
Configuration Advantage: With 3 bedrooms and 3 bathrooms, this property exceeds the median of 3 beds and 2 baths sold within a 1km radius over the past 180 days, offering enhanced liveability.
Hypothesis: Given the C1 BER rating and the 88m² size, strategic energy efficiency upgrades to a B-rating could cost €7,000-€10,000 and potentially add €12,000-€18,000 in market value, further differentiating it from the 100% BER unknown properties in the immediate market data, making it a prime candidate for value enhancement.
Amenities
Luas Connectivity: The Red Line Luas at the Citywest stop is accessible within a 15-minute walk (approx. 1.2km), providing direct access to Dublin city centre.
Educational Cluster: Nearby educational facilities include Citywest Educate Together National School (0.8km) and St. Patrick's National School (1.5km), catering to primary education needs.
Shopping and Healthcare Access: The Citywest Shopping Centre is approximately 1km away, offering retail amenities, while Tallaght University Hospital is a 10-minute drive (approx. 3km) for healthcare.
Hypothesis: The proximity to the Citywest Luas stop (1.2km) and the developing infrastructure around Citywest, including planned commercial and residential growth, suggests that properties like 2 Belfry Road could see a 5-7% capital appreciation over the next 2-3 years driven by improved connectivity and amenities.
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.