25 Grove Park Road, Glasnevin, Dublin 11
75 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 2 Bath · 94m² · Semi-D
Market Position
Priced Within Local Sold Range
At €475,000, this home is priced within the typical range of 75 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
75 closed sales nearby · 9mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 75 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
75 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 3.6% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
75
Transactions Analysed
Within 1.5km
9 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 · 75 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Grove Park Rd, Glasnevin, Dublin 11, Dublin 11, Dublin | 2025-11-14 | 94m² | |
| 25 Grove Park Ave, Finglas East, Dublin 11, Dublin 11, Dublin | 2025-01-13 | 108m² |
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 Opportunity: With a G BER rating, upgrading this 94m² semi-detached property to a B2 rating would likely cost between €25,000 and €40,000, but could increase its market value by €40,000 to €60,000 and reduce annual energy costs by an estimated €2,000 to €3,000 compared to its current rating.
Details
- Optimised Bathroom Configuration: The property's 2 bathrooms offer a significant advantage over the median 1 bathroom found in properties sold within a 1km radius over the past 180 days, enhancing its appeal and functionality for families.
- Efficient Layout for Size: At 94m² with 3 bedrooms, the property is efficiently configured, offering practical living space slightly below the 1km average property size of 101m², yet still suitable for a family home.
- Hypothesis: The significant investment required to improve this property's G BER rating represents its primary value unlock; successful energy efficiency upgrades will not only enhance liveability and reduce running costs but are likely to elevate the property significantly above the local median price per square meter, especially given its two-bathroom layout.
Amenities
Excellent Transport Connectivity: The property benefits from strong public transport links, with Dublin Bus routes such as the 9, 83, and 140 serving the immediate Glasnevin area, connecting residents directly to Dublin City Centre and surrounding suburbs.
Details
- Rich Educational & Healthcare Access: This family-friendly location is within close proximity to well-regarded educational institutions like Glasnevin National School and Dublin City University (DCU), alongside convenient access to major healthcare facilities including the Mater Hospital.
- Comprehensive Lifestyle & Retail: Residents enjoy easy access to essential retail via local shops in Glasnevin Village and larger centres like Omni Park Shopping Centre, complemented by lifestyle amenities such as the National Botanic Gardens and various cafes and restaurants.
- Hypothesis: Glasnevin's enduring appeal, driven by its blend of specific, high-quality amenities—from established schools and direct bus routes to cultural landmarks like the National Botanic Gardens—creates a resilient buyer demand that consistently sustains property values, making it a reliable choice for long-term investment.
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.