2 Woodvale Avenue, Clonsilla, Dublin 15, Clonsilla, Dublin 15
22 homes sold nearby. See what they went for — and what to bid on this one.
€419,000 · 4 Bed · 1 Bath · 110m² · Apartment
Market Position
Priced Above Local Sales
At €419,000, 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.
22 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 €419,000, 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 €20,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €419,000, 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.
€20,950
That's what overbidding by just 5% on a €419,000 home costs you — before interest.
A €19 check before a €419,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
22 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.3% 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
22
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±12%
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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 128 Westend Village, Blanchardstown, Dublin 14, Dublin 15, Dublin | 2025-05-30 | 74m² | |
| 67 Castlegrange Green, Clonee, Dublin 15, Dublin 15, Dublin | 2026-01-26 | 108m² |
Transactions within a 3.0km 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 Potential: With a C3 BER rating, significant savings can be achieved by upgrading; a move to a B2 rating could reduce annual energy costs by approximately €500-€800 compared to the current rating, and cost an estimated €6,000-€9,000.
Generous Size: At 110m², this apartment is 20% larger than the average property size of 91.3m² recorded within a 1km radius over the past 180 days.
Configuration Mismatch: The property offers 4 bedrooms but only 1 bathroom, a configuration that deviates significantly from the median of 2 bathrooms within a 1km radius, potentially impacting its desirability and resale value.
Hypothesis: The 4-bed, 1-bath configuration, while offering more space, represents a significant market mismatch within the local apartment context, suggesting that properties with a more balanced bed-to-bath ratio (e.g., 3 bed, 2 bath) will continue to command a premium, potentially limiting this property’s long-term capital appreciation.
Amenities
Excellent Transport Hub: The property is well-served by Dublin Bus routes 38, 38a, 38b, 38d, 25a, and 25b, with direct links to Blanchardstown Shopping Centre and Dublin City Centre, and is a short drive to the M50.
Local Amenities Abound: Residents have easy access to numerous amenities including Blanchardstown Shopping Centre (2km), Connolly Hospital (2km), and The Farm Coffeehouse and local parks like Cherryfield Park (1km).
Family Focus: The area is supported by strong educational infrastructure with numerous primary schools such as St. Philip the Apostle Junior School (800m) and secondary schools like Hartstown Community School (1.5km).
Hypothesis: The strategic location in Clonsilla, with its improving public transport links and proximity to essential services and retail, indicates a growing demand for family homes, which could see property values increase by an additional 4-6% annually as infrastructure development continues.
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.