26 Lanesborough Drive, Finglas, Dublin 11, Finglas, Dublin 11, D11 F205
16 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 3 Bath · 91m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 8mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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 size-adjusted median. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
8 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Seagrave Rise, Citygate, Finglas Dublin 11, Dublin 11, Dublin | 2025-12-04 | 156m² | |
| 49 Lanesborough Grove, Finglas Dublin 11, Dublin, Dublin 11, Dublin | 2024-10-18 | — |
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
Upgrade Opportunity: A BER C2 rating suggests potential for value enhancement; upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, a strong return on investment.
Details
- Space Efficiency: At 91m², this property is larger than the average property size of 69.5m² sold within a 1km radius over the past 180 days, offering more usable space relative to local market norms.
- BER vs. Local Average: While the property has a C2 BER, 100% of properties within a 1km radius have an unknown BER rating over the last 180 days, making direct comparison difficult but highlighting the potential advantage of a known and documented rating.
- Hypothesis: Given the C2 BER and larger-than-average size, focusing on targeted energy efficiency upgrades beyond the current rating could unlock further value; an investment of €10,000 in insulation and window upgrades, pushing the BER to B1, could see a €20,000+ valuation increase given that 62.81% of properties within a 3km radius are houses with potentially less efficient ratings.
Amenities
Transport Links: The area is served by Dublin Bus routes 17, 220, and 40B, providing connectivity to the city centre and surrounding suburbs.
Details
- Local Conveniences: Nearby amenities include SuperValu Finglas, numerous local shops on the main road, and access to St. Margaret's Primary School and Colaiste Ide Further Education College within a 2km radius.
- Green Space Access: Residents have access to local parks such as Farnham Drive Park and Finglaswood Park, offering recreational opportunities within walking distance.
- Hypothesis: The proposed N2/N3 link road development, which aims to improve traffic flow and connectivity to major arterial routes like the M50, could significantly boost the appeal and potential property value of areas like Finglas, making this property more attractive to commuters seeking improved access to employment hubs further afield.
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.