24 Sutton Grove, Sutton, Dublin 13, D13 Y6N3
47 homes sold nearby. See what they went for — and what to bid on this one.
€680,000 · 4 Bed · 2 Bath · 105m² · Semi-D
Market Position
At the Upper End of Local Sales
At €680,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
47 closed sales nearby · 12mo 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 €680,000, 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 €34,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €680,000, 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.
€34,000
That's what overbidding by just 5% on a €680,000 home costs you — before interest.
A €19 check before a €680,000 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 47 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
47 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 median of comparable sales. 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.
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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 increased 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
47
Transactions Analysed
Within 1.5km
12 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 · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 Sutton Grove, Dublin 13, Dublin, Dublin 13, Dublin | 2025-10-24 | 112m² | |
| 306 Sutton Park, Sutton, Dublin 13, Dublin 13, Dublin | 2025-04-07 | 142m² |
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 Upgrade Potential: The E1 BER rating suggests that significant energy efficiency upgrades could yield substantial financial returns; upgrading from E1 to a B2 rating would likely cost between €10,000 and €15,000, potentially increasing the property's value by €20,000 to €25,000 and reducing annual energy costs by an estimated €1,000 to €1,400.
Size and Configuration: At 105.0m², the property offers a practical size for a 4-bedroom family home, aligning with the needs of many households, though it is slightly smaller than some of the higher-valued semi-detached properties in the 1km radius which have a median sale price of €810,000 for the same type.
Value Optimization Opportunity: Given the E1 BER rating, investing in insulation, a new heating system, and improved windows could unlock significant capital appreciation and long-term cost savings, positioning the property more competitively against higher-rated homes.
Hypothesis: The significant gap between the property's E1 BER rating and the market's potential for properties with B or A ratings suggests a substantial opportunity for value uplift; a targeted energy upgrade programme, costing an estimated €10,000-€15,000, could not only reduce annual running costs by over €1,000 but also increase the property's market appeal and resale value by €20,000-€25,000.
Amenities
Transport Connectivity: The property is well-served by public transport with Dublin Bus routes 42, 43, and 142 operating nearby, providing direct access to Dublin city centre and surrounding areas, and the DART station at Sutton is approximately 1.5km away.
Local Amenities Access: Residents have convenient access to a range of local amenities, including shops and supermarkets in Sutton Cross Shopping Centre, along with the cafes and restaurants in the vibrant Sutton village.
Educational and Healthcare Proximity: The area boasts excellent educational facilities, with primary schools such as Holy Child Boys National School and secondary schools like St. Fintan's High School within a 2km radius, complemented by proximity to Beaumont Hospital for healthcare needs.
Hypothesis: The strong walkability score indicated by the presence of multiple amenities within a 1km radius, combined with direct bus routes like the 43 to Dublin Airport and the DART line to the city centre, positions Sutton Grove as a highly desirable location for commuters and families seeking both convenience and quality of life, potentially commanding a location premium in the long term.
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.