23 Church Avenue, Drumcondra, Dublin 9, D09 K8N0
6 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 3 Bed · 1 Bath · 100m² · Detached
Market Position
Below Typical Sale Prices
At €650,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
6 closed sales nearby · 11mo recency · Moderate 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €650,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 · Moderate
6
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Beresford Ave, Drumcondra, Dublin 9, Dublin 9, Dublin | 2024-12-04 | 130m² | |
| 1a Holy Cross Ave, Dublin 3, Dublin, Dublin 3, Dublin | 2024-10-16 | 52m² |
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 B3 BER rating could offer a tangible return; for example, moving to a B2 would likely cost €3,000-€5,000 and could increase the property's market value by €8,000-€10,000, and reduce annual energy costs by an estimated €200-€300 compared to its current rating.
Details
- Space Efficiency: With 100.0m² and 3 bedrooms, this property offers a good size for its type in the area, as the average property size within a 1km radius over 180 days was 90.8m²; however, its 1 bathroom configuration is slightly below the median of 1.0 in the 1km radius, which indicates potential for an additional bathroom to add significant value.
- Value Optimization Opportunity: While the property has a B3 BER rating, 100% of properties in the last 180 days within a 1km radius had unknown BER ratings, indicating this property's rating is a positive differentiator; further optimizing its BER to a B2 could potentially increase its value by €8,000-€10,000.
- Hypothesis: The current B3 BER rating, while superior to the unknown ratings of most comparable properties, represents an opportunity for value enhancement; investing in further insulation and efficient heating systems to achieve a B2 or B1 rating could increase its appeal to energy-conscious buyers and potentially add 2-3% to its resale value within two years.
Amenities
Excellent Connectivity: The property is well-served by Dublin Bus routes 1, 7, and 13, providing direct access to Dublin city center and beyond, complementing the nearby Drumcondra train station for commuter convenience.
Details
- Educational Hub: Within close proximity are renowned educational institutions such as St. Patrick's College, Drumcondra (part of DCU) and Maryfield College Secondary School, making it attractive for families and academics.
- Vibrant Local Lifestyle: Residents benefit from a wide array of amenities including independent shops on Clonliffe Road, supermarkets like Lidl and Tesco within a 2km radius, and numerous cafes and restaurants such as The Skillet and Andersons Food Emporium, all within a short walk.
- Hypothesis: The strong presence of educational facilities and excellent public transport links in Drumcondra, coupled with the ongoing regeneration projects in Dublin 9, will likely drive a sustained increase in property values, particularly for family homes, by an average of 5-6% annually over the next five years due to enhanced desirability and infrastructure.
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.