20 Parkside Boulevard, Balgriffin, Dublin 13, D13 P9FD
9 homes sold nearby. See what they went for — and what to bid on this one.
€659,000 · 5 Bed · 3 Bath · 156m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €659,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
9 closed sales nearby · 14mo 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 €659,000, 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 €32,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €659,000, 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.
€32,950
That's what overbidding by just 5% on a €659,000 home costs you — before interest.
A €19 check before a €659,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
9
Transactions Analysed
Within 1.5km
14 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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 56 Parkside Crescent, Parkside, Malahide Road, Dublin 17, Dublin | 2025-12-11 | 176m² | |
| 5 Parkside Avenue, Parkside, Malahide Road, Dublin 9, Dublin | 2025-10-20 | 167m² |
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 Rating Advantage: The A3 BER rating suggests annual energy costs of €800-€1,200, potentially saving €1,000-€1,400 annually compared to a D-rated property of similar size and age.
Size and Space: With 156.0m² and 5 bedrooms, this property offers significantly more space than the median for its type within a 1km radius, where the median sale price for same broad type was €536,000, suggesting a value premium for its size.
Optimizing Property Value: Upgrading from an A3 BER to an A1 could cost €3,000-€5,000 and potentially increase the property's value by €7,000-€10,000, further enhancing its market appeal.
Hypothesis: The combination of a large footprint (156m²) and a high BER rating (A3) positions this property as a premium family home, and further investment in smart home technology or enhanced insulation could push its value towards the higher end of the €650,000-€750,000 bracket, especially if similar high-spec properties nearby achieve higher valuations.
Amenities
Transport Connectivity: Balgriffin is served by Dublin Bus routes 43 and 220, providing connectivity to Malahide Dart station and the city centre respectively, improving commuter options.
Local Lifestyle Access: Residents have convenient access to shops like Donaghmede Shopping Centre (approx. 2km) and healthcare facilities such as Beaumont Hospital (approx. 5km).
Family and Education: Proximity to schools like St. Nicholas' Junior School and primary schools in nearby Portmarnock, along with childcare facilities, makes this a family-oriented location.
Hypothesis: The ongoing development of the Dublin North Eastern corridor, including potential future enhancements to public transport links servicing Balgriffin, could significantly boost property values in this area over the next 5-10 years, making this property a strategic long-term investment.
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.