257 brandon road, dublin 12, drimnagh, dublin 12, d12 y045
91 homes sold nearby. See what they went for — and what to bid on this one.
€399,950 · 3 Bed · 1 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €399,950, 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.
91 closed sales nearby · 10mo 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 €399,950, 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 €19,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,950, 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.
€19,998
That's what overbidding by just 5% on a €399,950 home costs you — before interest.
A €39 check before a €399,950 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 91 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €399,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
91 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.1% 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
91
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 91 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 291 Brandon Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-05-16 | 86m² | |
| 65 Donard Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-06-25 | 82.8m² |
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 Opportunity: With a BER rating of D, upgrading to a B2 rating could cost between €8,000-€12,000, but potentially increase the property value by €15,000-€20,000, offering a tangible return on investment.
Energy Cost Savings: Currently, a D-rated property of this size is estimated to incur annual energy costs of €1,800-€2,200; upgrading to a B2 rating could reduce these costs to €800-€1,200 annually, yielding significant savings.
Spacious for the Area: At 120m², this 3-bedroom terrace is significantly larger than the average property size of 79m² sold within 1km over the past 180 days, offering superior living space compared to local norms.
Hypothesis: Given the clear financial benefits and increasing buyer preference for energy-efficient homes in Dublin, investing in a BER upgrade from D to B2 would not only enhance the property's long-term value but also significantly broaden its appeal to environmentally conscious buyers, accelerating future saleability.
Amenities
Excellent Public Transport: The property benefits from strong connectivity with several Dublin Bus routes (e.g., 18, 27, 56a, 77a, 122) serving the Drimnagh area, in addition to convenient access to the Luas Red Line via the Blackhorse or Goldenbridge stops, facilitating easy commutes across Dublin.
Comprehensive Local Facilities: Situated within easy reach of vital amenities, residents have access to key educational institutions such as Drimnagh Castle Primary School and Drimnagh Castle Secondary School, alongside essential healthcare services provided by St. James's Hospital, ensuring a well-supported lifestyle.
Convenient Shopping and Leisure: Daily needs are well-catered for with SuperValu Crumlin Village and Ashleaf Shopping Centre nearby, while leisure opportunities abound with Eamonn Ceannt Park offering green space and Ben Dunne Gym Kimmage providing fitness options within a short distance.
Hypothesis: The established network of specific bus routes and proximity to the Luas Red Line, combined with the density of essential services like named schools and hospitals, indicates that Drimnagh's public transport infrastructure and local amenities contribute significantly to property value by ensuring sustained demand from families and commuters seeking convenience and quality of life.
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.