22 Tramway Court, Sutton, Dublin 13, D13 H2D0
3 homes sold nearby. See what they went for — and what to bid on this one.
€435,000 · 2 Bed · 1 Bath · 70m² · Townhouse
Market Position
Priced Within Local Sold Range
At €435,000, this home is priced within the typical range of 3 recent closed sales. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 28mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally above the median transaction level.
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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
28 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Churchwell Sq, Belmayne, Balgriffin Dublin 13, Dublin 13, Dublin | 2023-11-29 | 122m² | |
| 32 Churchwell Sq, Balgriffin, Belmayne Dublin 13, Dublin 13, Dublin | 2023-05-08 | 124m² |
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 Potential: With a C2 BER rating, upgrading to a B2 would involve an estimated cost of €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs significantly compared to lower ratings.
Details
- Space Efficiency: At 70.0m², the property's size is smaller than the average property size of 139.78m² within a 1km radius, suggesting it may be more suited to individuals or couples rather than larger families seeking more space.
- Value Optimization: The current asking price of €435,000 compared to an estimated value of €499,074 suggests a potential to acquire at a discount, especially if BER improvements are considered for future value enhancement.
- Hypothesis: Given that 100% of properties within 1km have an unknown BER rating over the last 180 days, the property's C2 rating provides a competitive advantage, and marketing its energy efficiency improvements could unlock a premium, especially as regulatory focus on BER ratings intensifies.
Amenities
Transport Hub: The area is served by Dublin Bus routes 43 and 155, providing direct access to Dublin City Centre, and is approximately a 20-minute walk to the DART station at Sutton.
Details
- Local Conveniences: Residents have easy access to Sutton Cross Shopping Centre, including a SuperValu supermarket, along with local pharmacies and primary healthcare clinics within a 1km radius.
- Leisure and Education: Proximity to St. Fintan's National School and Holy Child Community School, along with coastal walks in the nearby Burrow and parkland at St. Anne's Park, enhances quality of life.
- Hypothesis: The combination of robust DART connectivity at Sutton Station and a strong presence of local amenities like shops, schools, and coastal parks within a 1km radius suggests that properties in Tramway Court are well-positioned for continued desirability among commuters and families seeking a balanced lifestyle, potentially driving sustained demand and value.
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.