209 Brandon Road, Dublin 12, Drimnagh, Dublin 12, D12 TD26
64 homes sold nearby. See what they went for — and what to bid on this one.
€349,950 · 3 Bed · 1 Bath · End of Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €349,950, 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.
64 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 €349,950, 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 €17,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,950, 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.
€17,498
That's what overbidding by just 5% on a €349,950 home costs you — before interest.
A €19 check before a €349,950 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 64 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
64 verified closed sales within 1.5km · 18 months.
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.
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 1.5% 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
64
Transactions Analysed
Within 1.5km
13 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 · 64 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 102 Comeragh Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-02-11 | — | |
| 148 Comeragh Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2026-01-09 | 85m² |
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 Impact: The SI_666 BER rating is poor; achieving a B2 rating would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, representing a positive investment.
Space Efficiency: At 120m², this 3-bedroom end-of-terrace home offers ample living space, exceeding the typical size expectations for its immediate surrounding sale data where similar broad types averaged €455,500 over 180 days.
Value Optimization: Given the property's current BER rating, focusing on energy efficiency upgrades could unlock significant long-term savings and improve market appeal, especially when compared to the €800-€1,200 annual energy costs of higher-rated properties.
Hypothesis: While the BER is currently poor, the property's 120m² size and 3-bedroom configuration are well-aligned with the 1km radius's median sale price for same-type properties (€485,000), indicating that structural quality and space are primary value drivers, with BER being a secondary, improvable factor.
Amenities
Transport Network: Residents have access to Dublin Bus routes 25, 66, and 67, and are within reasonable distance of the Luas Red Line at the Red Cow stop, offering excellent connectivity for commuters.
Local Conveniences: The area is served by a range of amenities including Crumlin Shopping Centre for retail, St. Agnes' Primary School and Drimnagh Castle CBS for education, and Crumlin Hospital for healthcare.
Recreational Access: Nearby green spaces include Brickfield Park, providing walking routes and recreational opportunities, enhancing the quality of life for residents.
Hypothesis: The proximity to multiple bus routes and the Luas Red Line, combined with a good selection of local primary and secondary schools, suggests that this area is strategically positioned for families and commuters, potentially driving future demand and property value appreciation despite lower immediate BER ratings.
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.