2 Naul Road, Garristown, Co. Dublin, A42 TV04
2 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 2 Bed · 1 Bath · 120m² · End of Terrace
Market Position
Limited Transaction Data
At €320,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 17mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
17 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 41 Chapel Hill, Chapel Lane, Garristown, Dublin | 2025-03-31 | — | |
| Crickstown, Curragha, Ashbourne, Meath | 2023-12-21 | — |
Transactions within a 5.0km radius and 36-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 C2 Upgrade Potential: Improving the C2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000, making it a worthwhile investment for long-term energy savings and market appeal.
Annual Energy Cost Savings: With a C2 BER rating, annual energy costs are estimated to be €1,500-€2,000, compared to €800-€1,200 for B-rated properties of this size, representing potential annual savings of €700-€1,000.
Space Efficiency Analysis: At 120m², this 2-bedroom, 1-bathroom property has a density of 16.67m² per bedroom; this configuration may be less appealing to larger families seeking more private space, potentially impacting resale value compared to properties with more bedrooms or bathrooms for the same square footage.
Hypothesis: The significant disparity between the property's €2,692 per sqm valuation and the local median of €4,583 per sqm strongly suggests that the property's current condition, specifically its BER rating and potentially dated bathroom, is a primary factor suppressing its value, indicating that targeted upgrades could unlock substantial equity.
Amenities
Limited Public Transport: Garristown lacks direct Luas, DART, or train stations; residents would likely rely on Dublin Bus services, such as routes 103 and 105, which may offer limited direct access to central Dublin and require longer commute times.
Local Educational Gaps: While local primary schools may exist, there is no mention of secondary schools or third-level institutions within immediate proximity, potentially requiring travel for older students.
Rural Lifestyle Amenities: The area offers a more rural setting with limited immediate access to major shopping centres or a wide array of restaurants; proximity to amenities like The Hamlet Bar & Restaurant or local convenience stores would require a car.
Hypothesis: The property's location in Garristown, while potentially offering a quieter lifestyle, presents a significant connectivity challenge for daily commuters, with a reliance on infrequent bus services and a lack of direct rail links to Dublin city, suggesting that a substantial price discount compared to properties in better-connected suburban areas is justifiable to compensate for the travel inconvenience.
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.