2 Charnwood Grove, Clonsilla, Dublin 15, D15 H7FP
82 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 3 Bed · 3 Bath · 99m² · Semi-D
Market Position
Priced Above Local Sales
At €485,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
82 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 €485,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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
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 sits marginally above the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
82
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±11%
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 |
|---|---|---|---|
| 2 Charnwood Grove, Clonsilla, Dublin 15, Dublin 15, Dublin | 2025-03-04 | 95m² | |
| 13 Charnwood Grove, Clonsilla, Dublin 15, Dublin 15, Dublin | 2025-11-14 | 104m² |
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 Potential: Upgrading the current 'C' BER rating to a 'B2' could cost an estimated €8,000 - €12,000 but potentially increase the property's value by €15,000 - €20,000, offering a clear return on investment.
Space Efficiency: At 99.0m², this 3-bedroom, 3-bathroom semi-detached property offers a good balance of living space and private accommodation for its type and size, aligning with typical family needs in the area.
Value Optimization: While the property is in good condition with a 'C' BER, focusing on insulation upgrades and efficient heating systems could further enhance its market appeal and long-term running costs, potentially adding €5,000-€10,000 in value.
Hypothesis: Given the C BER rating, buyers are likely factoring in potential energy cost increases compared to higher-rated properties; therefore, highlighting any recent energy-efficient upgrades or showcasing potential savings via a targeted BER improvement plan could be a key selling point and justify a slight premium over comparable D-rated homes.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 25, 66, and 67, providing direct links to Dublin city centre, and are within reasonable proximity to the Luas Red Line at the Park West station, offering excellent commuter options.
Educational & Healthcare Access: The property is located near St. Philip's Junior School and Mary Help of Christians School, with primary and secondary options readily available, while Connolly Hospital is within a short drive, ensuring convenient access to essential services.
Local Lifestyle Amenities: Clonsilla Village offers a selection of local shops and supermarkets, such as Lidl and Dunnes Stores, while Blanchardstown Shopping Centre, a major retail hub, is a short drive away, catering to diverse shopping and leisure needs.
Hypothesis: The proximity to the M50 motorway, accessible within a few minutes' drive, combined with the established public transport network, significantly enhances the desirability of Clonsilla for commuters and families seeking value, suggesting that properties offering easy access to both modes of transport are likely to maintain strong demand and appreciation.
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.