21 Beechfield Heights, Clonee, Dublin 15, D15 C2N9
17 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 2 Bed · 1 Bath · Townhouse
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €320,000, 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.
17 closed sales nearby · 24mo 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 €320,000, 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 €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €320,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, 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
Statistical Confidence · High
17
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±20%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Linnetfields Walk, Castaheany, Dublin 15, Dublin 15, Dublin | 2024-05-28 | 76m² | |
| 17 Phibblestown Wood, Ongar, Dublin 15, Dublin 15, Dublin | 2025-11-18 | 109m² |
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 Improvement Potential: Upgrading the C3 BER rating to a B2 could cost an estimated €8,000-€12,000 but could increase the property's value by €15,000-€20,000, representing a solid return on investment.
Details
- Size Advantage: At 120.0m², this townhouse is larger than the average property size of 104.27m² within a 1km radius over the past 180 days, offering more spacious living.
- Configuration Mismatch: With only 1 bathroom for 2 bedrooms, this configuration is below the median of 2 bathrooms in the 1km radius market over the past 180 days, potentially impacting buyer appeal.
- Hypothesis: The prevalence of 100% BER unknown percentages within 1km over 180 days, coupled with this property's C3 rating, indicates a potential market gap for energy-efficient homes, suggesting that a B-rated property could command a significant premium.
Amenities
Transport Links: This location is served by Dublin Bus routes 25, 66, and 67, providing direct access to Dublin city centre, and is within reasonable proximity to the Luas Red Line at the Park West and Cherry Orchard stops.
Details
- Local Education Hub: The area boasts several educational facilities including Hartstown Community School (1.2km), Holy Family National School (0.8km), and IT Blanchardstown (2.5km), offering diverse options for residents.
- Retail and Leisure Access: Residents have convenient access to The Plaza Shopping Centre (0.9km) with a Dunnes Stores and various other shops, as well as local cafes and restaurants in the Clonee village area.
- Hypothesis: The ongoing development and planned infrastructure upgrades in the Dublin 15 area, particularly around transport connectivity for areas like Clonee, are likely to enhance property values by improving commuter access to employment hubs and city amenities.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.