25 Talavera House, Myrtle Square, The Coast, Clarehall, Dublin 13, D13 P237
88 homes sold nearby. See what they went for — and what to bid on this one.
€360,000 · 2 Bed · 2 Bath · Apartment
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Market Position
Priced Within Local Sold Range
At €360,000, this home is priced within the typical range of 88 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
88 closed sales nearby · 11mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €360,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €18,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €360,000, 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.
€18,000
That's what overbidding by just 5% on a €360,000 home costs you — before interest.
A €19 check before a €360,000 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 88 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €360,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
88 verified closed sales within 1.5km · 18 months.
Asking price aligns with 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.
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 6.8% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
88
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 88 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Talavera House, Myrtle Sq The Coast, Baldoyle, Dublin 13, Dublin | 2025-01-17 | 71m² | |
| 23 Talavera House, Myrtle Sq, The Coast Dublin 13, Dublin 13, Dublin | 2025-12-18 | 97m² |
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 Rating Advantage: The B3 BER rating for this 120m² apartment indicates good energy efficiency, with estimated annual energy costs likely €1,000-€1,400 lower than comparable D-rated properties of similar size.
Details
- Spacious Configuration: With 2 bedrooms and 2 bathrooms spread across 120m², this apartment offers a generous living space, averaging 60m² per bedroom, which is a strong selling point in the Dublin apartment market.
- Value Optimization: Investing in minor energy efficiency upgrades from B3 to B1/A3, potentially costing €3,000-€5,000, could marginally increase its market appeal and future saleability.
- Hypothesis: Given the B3 BER rating and spacious layout, this property is well-positioned to attract buyers prioritizing comfort and lower running costs, with potential for an additional €5,000-€8,000 in value enhancement through targeted smart home technology integration.
Amenities
Excellent Transport Hub: Situated near Clarehall, this apartment benefits from proximity to Dublin Bus routes 15, 27, and 42, offering direct links to Dublin city center and surrounding areas.
Details
- Retail and Leisure Access: Residents have convenient access to nearby amenities including Clarehall Shopping Centre, featuring Dunnes Stores, and a range of cafes and restaurants within a 10-minute walk.
- Educational Proximity: Within a 1km radius, families have access to primary schools like St. Paul's National School and secondary schools such as Donaghmede Senior National School, enhancing family appeal.
- Hypothesis: The developing infrastructure around the Clarehall area, including planned green spaces and improved pedestrian links, combined with existing transport and retail, suggests a strong potential for increased property values in this locality over the next 3-5 years as connectivity and amenity offerings further mature.
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.