27 Belltree Place, Clongriffin, Dublin 13, Co. Dublin, D13 K7PY
36 homes sold nearby. See what they went for — and what to bid on this one.
€520,000 · 3 Bed · 3 Bath · 112m² · Terrace
Market Position
At the Upper End of Local Sales
At €520,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
36 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 €520,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €26,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €520,000, 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.
€26,000
That's what overbidding by just 5% on a €520,000 home costs you — before interest.
A €19 check before a €520,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
36 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 decreased 3.9% 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.
Financial Exposure · 17% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€520,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
36
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 · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 42 Belltree Avenue, Belltree, Clongriffin, Dublin 13, Dublin | 2025-12-12 | 130m² | |
| 13 Park Avenue, Clongriffin, Dublin 13, Dublin | 2025-11-27 | 137m² |
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: With an A3 BER rating, this property's estimated annual energy costs are likely to be €800-€1,200, significantly lower than the €1,800-€2,200 estimated for a comparable D-rated property of similar size in the area.
Efficient Space Configuration: The property offers a 3-bedroom, 3-bathroom layout within 112m², aligning with the median of 3 beds and 3 baths within a 1km radius, ensuring good utility for a family.
Value Optimization Opportunity: While the A3 BER is excellent, minor upgrades like smart thermostats or advanced insulation could potentially increase its value by €5,000-€10,000 and further reduce annual running costs by an estimated €200-€400.
Hypothesis: The high BER rating of A3 at 112m² indicates superior building standards in Clongriffin. Properties with this efficiency rating are likely to see appreciation outpace those with lower BERs (D/E) by 2-3% annually in this specific development, driven by increasing energy costs and environmental awareness.
Amenities
Transport Connectivity: This property is served by Dublin Bus routes 15, 27, 42, and 43, providing direct access to Dublin City Centre, and is approximately a 20-minute walk to the Portmarnock DART station.
Local Lifestyle Hub: Within a 1km radius, residents have access to local amenities including Dunnes Stores, Clongriffin DART station and park, and several primary schools such as St. Nicholas Junior School.
Commuter Convenience: Proximity to the M50 motorway (approx. 10-minute drive) and the M1 motorway enhances connectivity for those commuting by car to various parts of Dublin and beyond.
Hypothesis: The continued development of the Clongriffin area, including planned community facilities and improved public transport links (potentially future DART extensions or enhanced bus corridors), will lead to a 5-8% increase in property values within this development over the next three years, particularly for properties with high energy ratings.
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.