22 Belfry Park, Citywest, Dublin 24, D24 YX02
26 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 2 Bed · 1 Bath · 51m² · Apartment
Market Position
Priced Above Local Sales
At €240,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
26 closed sales nearby · 8mo 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 €240,000, 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 €12,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €240,000, 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.
€12,000
That's what overbidding by just 5% on a €240,000 home costs you — before interest.
A €15 check before a €240,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
26 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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
Statistical Confidence · High
26
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 50 Belfry Sq, Citywest, Dublin 24, Dublin 24, Dublin | 2025-09-05 | 59.1m² | |
| 2 Belfry Green, Citywest, Dublin 24, Dublin 24, Dublin | 2025-07-16 | 47m² |
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 Investment: Upgrading from the C3 BER rating to a B2 could cost approximately €6,000 - €9,000 and potentially increase the property's value by €10,000 - €15,000.
Energy Efficiency Savings: A C3 BER rating typically incurs annual energy costs of around €1,300 - €1,700, compared to €800 - €1,200 for a B2-rated property of similar size, offering potential annual savings of €500.
Space Efficiency: At 51m², this 2-bedroom apartment offers a practical layout, with a price per square meter of €4,706 based on the asking price, aligning with the median price per square meter of €3,972 within 1km over 180 days.
Hypothesis: While the C3 BER is adequate, the significant cost difference and potential value uplift associated with achieving a B-rated BER suggest that strategic energy efficiency upgrades could offer a strong return on investment, particularly in a market where buyers are increasingly factoring in running costs.
Amenities
Transport Links: The area is served by Dublin Bus routes 175 and 59, and the Red Line Luas stop at Fortunestown is approximately 1.5km away, providing good connectivity.
Local Services: Residents have access to The Square Tallaght shopping center (approx. 2km), with a variety of retail outlets, and are near local convenience stores.
Educational Proximity: St. Mary's College and Colaiste Idnabaid are within a 3km radius, catering to secondary education needs.
Hypothesis: The relatively short distance to The Square Tallaght, a major retail hub, and the presence of the Luas Red Line within a manageable distance suggest that while immediate walkability for extensive amenities is moderate, the property benefits from strong links to key urban facilities, enhancing its appeal to commuters and shoppers.
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.