21 Clogher Road, Crumlin, Dublin 12, D12 X2T9
107 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 1 Bath · 56m² · Terrace
Market Position
Priced Within Local Sold Range
At €375,000, this home is priced within the typical range of 107 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
107 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 €375,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 107 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
107 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.2% 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
107
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±19%
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 · 107 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Clogher Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-03-10 | 70m² | |
| 27 Saul Rd, Crumlin Dublin 12, Dublin, Dublin 12, Dublin | 2025-07-07 | 61m² |
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 Improvement Potential: Upgrading the D2 BER rating to a B2 standard is estimated to cost between €8,000-€12,000, but could increase the property's value by €15,000-€20,000, presenting a tangible return on investment.
Energy Cost Differential: With a D2 BER, estimated annual energy costs are €1,800-€2,200, significantly higher than the €800-€1,200 for properties with a B2 rating in the local area.
Compact Living Space: At 56.0m², this property offers a compact living space, which aligns with the smaller unit sizes often seen in terrace housing but may be a limiting factor for larger families or those seeking more expansive living areas compared to larger properties in the 1km radius with a median sale price of €457,500.
Hypothesis: The current D2 BER rating, while common, represents a significant opportunity for value enhancement. Properties in this area that have undergone energy efficiency upgrades to achieve B or C ratings appear to command a premium, suggesting that targeted investment in insulation and heating systems could unlock substantial capital appreciation beyond the direct cost savings.
Amenities
Transport Links: This property is well-served by Dublin Bus routes 18, 40, and 79 within walking distance, and is approximately a 25-minute walk to the Red Line Luas stop at Suas (Blackhorse), offering strong connectivity to the city centre.
Local Services Access: Residents have convenient access to local amenities including Lidl and SuperValu supermarkets within a 1km radius, with Crumlin Shopping Centre also nearby, and St. James's Hospital and Crumlin Children's Hospital accessible by bus.
Educational and Recreational Hub: The area boasts numerous educational facilities, including St. Agnes' Primary School and St. Kevin's College, and is within reach of Phoenix Park for recreational activities, enhancing its appeal to families.
Hypothesis: The proximity to major transport arteries like the N7 and M50, coupled with a high density of local schools and essential retail services within a 1km radius, creates a strong 'liveability' factor that may be underestimated by the current asking price, potentially driving demand from local first-time buyers and young families.
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.