21 Parkside Boulevard, Dublin 13, Clongriffin, Dublin 13, D13 CYW1
36 homes sold nearby. See what they went for — and what to bid on this one.
€630,000 · 4 Bed · 3 Bath · 148m² · Terrace
Market Position
At the Upper End of Local Sales
At €630,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
36 closed sales nearby · 11mo 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 €630,000, 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 €31,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €630,000, 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.
€31,500
That's what overbidding by just 5% on a €630,000 home costs you — before interest.
A €15 check before a €630,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
36 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 size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.4% 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
36
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±13%
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 · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Parkside Way, Parkside, Malahide Road, Dublin 13, Dublin | 2025-11-03 | 160m² | |
| 3 Parkside Avenue, Parkside, Malahide, Dublin | 2025-11-10 | 162m² |
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
Energy Efficiency Savings: With an A3 BER rating, this property's annual energy costs are estimated to be €800-€1,200, offering significant savings compared to D-rated properties of similar size which would incur €1,800-€2,200 annually.
Generous Living Space: At 148m², this property offers substantial living space, exceeding the typical size for many terrace homes and providing ample room for a family.
Value Optimization Potential: While the A3 BER is excellent, further upgrades to an A1 or A2 rating, potentially costing €5,000-€8,000, could marginally increase the property's desirability and perceived value by €7,000-€10,000 in a market increasingly focused on energy performance.
Hypothesis: The A3 BER rating at 148m² suggests a modern build in Clongriffin; however, the presence of 430 properties within 0.5km indicates a dense development, potentially meaning that while energy efficient, its value may be capped by the overall density and limited unique selling points compared to detached or semi-detached properties in more exclusive areas.
Amenities
Excellent Transport Links: The area is served by Dublin Bus routes 15, 27, 42, and 43, providing direct access to Dublin city centre and surrounding areas, with the nearest DART station at Clongriffin (approximately 1km walk).
Local Educational Hub: Clongriffin benefits from nearby educational facilities including St. Francis of Assisi Primary School (approx. 800m) and the Donahies Community School (approx. 1.5km), catering to primary and secondary education.
Retail and Leisure Access: Residents have convenient access to the Eurospar supermarket (approx. 1km) and a range of local cafes and restaurants within the Clongriffin development, with The Square Tallaght shopping centre accessible via public transport within 30 minutes.
Hypothesis: The proximity to the 1km-distant Clongriffin DART station, coupled with multiple bus routes, positions this property as highly attractive to commuters, potentially supporting a price premium driven by accessibility to both the city centre and coastal towns, a factor that is likely to become even more pronounced with ongoing population growth in Dublin 13.
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.