214 Grace Park Manor, Drumcondra, Dublin 9, D09 FN76
54 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 2 Bath · 72m² · Apartment
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 54 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
54 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 €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 54 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
54 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the median of comparable sales. 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 decreased 0.2% 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
54
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 · 54 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 135 Grace Park Manor, Drumcondra Dublin 9, Dublin, Dublin 9, Dublin | 2025-10-30 | 92m² | |
| 406 Gracepark Manor, Drumcondra, Dublin 9, Dublin 9, Dublin | 2025-09-01 | 80m² |
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 Advantage: With a B BER rating, this apartment's annual energy costs are estimated to be €1,000-€1,500, compared to €1,800-€2,400 for a D-rated property of similar size, offering an annual saving of €800-€900.
Size Efficiency: At 72.0m², this 2-bedroom, 2-bathroom apartment offers a comfortable living space with a 1:1.4 bedroom-to-bathroom ratio, aligning well with modern demand for such configurations.
Value Optimisation: Upgrading from a B BER rating to an A rating could cost approximately €6,000-€9,000, potentially increasing property value by €10,000-€15,000 and further reducing annual energy expenditure.
Hypothesis: The presence of 12 comparable apartment sales within a 1km radius of the same broad type over 180 days, with a median sale price of €365,000, indicates a stable market for this apartment type, suggesting that factors beyond basic specifications like BER rating significantly influence final sale prices.
Amenities
Transport Hub: The property is well-connected with Dublin Bus routes 40, 41, and 16 serving the Drumcondra area, providing direct access to Dublin city centre and Dublin Airport within easy reach.
Local Conveniences: Residents have convenient access to everyday needs with Lidl and Tesco supermarkets within 1km, and essential services at the Mater Hospital approximately 2km away.
Green Spaces: Proximity to Griffith Park (500m) and Croke Park Stadium offers recreational opportunities and a strong community focus, enhancing the lifestyle appeal of the location.
Hypothesis: The concentration of educational institutions, including St. Patrick's College and DCU within a 3km radius, coupled with numerous bus routes serving these campuses, suggests that properties in Grace Park Manor are likely to remain in high demand from students and faculty, supporting long-term rental yields and capital growth.
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.