29 Ashbrook, Howth Road, Clontarf, Dublin 3, D03 C9W7
107 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 4 Bed · 3 Bath · 116m² · Semi-D
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 107 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
107 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 €695,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 107 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €695,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
107 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
107
Transactions Analysed
Within 1.5km
9 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 · 107 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Ashbrook, Howth Rd, Dublin 3, Dublin 3, Dublin | 2025-10-21 | 125m² | |
| 40 Ashbrook, Howth Rd, Clontarf Dublin 3, Dublin 3, Dublin | 2025-11-20 | 115m² |
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
Energy Efficiency Advantage: With a C2 BER rating, this property's estimated annual energy costs are significantly lower, ranging from €1,200-€1,600, compared to €1,800-€2,200 for typical D-rated properties of similar size, offering annual savings of €200-€1,000.
Details
- Spacious Living: At 116m², this 4-bedroom, 3-bathroom semi-detached home offers substantially more space and functionality than the average 96m² 3-bedroom, 1-bathroom property sold within a 1km radius over the past 180 days.
- Optimized Configuration: The property's 4-bedroom, 3-bathroom layout provides a highly desirable modern living configuration, well-suited for families and significantly exceeding the local median of 3 bedrooms and 1 bathroom, enhancing long-term appeal and value.
- Hypothesis: The existing C2 BER, while strong, presents an opportunity for a modest investment (e.g., €5,000-€10,000 for targeted upgrades) to achieve a B-rating, which could further boost its market value by €10,000-€15,000 and future-proof against rising energy standards.
Amenities
Seamless Connectivity: The property benefits from excellent public transport, with numerous Dublin Bus routes (including 29A, 31, 32, 130) on Howth Road providing direct access to Dublin City Centre, and Clontarf Road DART Station only 1.5km away, offering rapid rail links across the city.
Details
- Thriving Lifestyle Hub: Situated near Clontarf's vibrant Vernon Avenue, residents have immediate access to a range of specific amenities including SuperValu Clontarf, popular restaurants like Kinara and The Bay, and charming cafes such as Lilliput Stores.
- Family-Centric Location: The area boasts highly-regarded educational facilities such as Belgrove Senior Girls' and Junior Boys' Schools and St. Paul's College, all within a 2km radius, complemented by expansive green spaces like St. Anne's Park and Clontarf Promenade for recreation.
- Hypothesis: The ongoing development of new cycle paths and pedestrian infrastructure along the coast and into the city, combined with the area's established high-quality amenities, will further solidify Clontarf's appeal, driving a sustained premium for properties offering excellent walkability and alternative transport options.
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.