29 Drumnigh Oaks, Portmarnock, Dublin 13, D13 AE8K
18 homes sold nearby. See what they went for — and what to bid on this one.
€870,000 · 4 Bed · 3 Bath · 150m² · Terrace
Market Position
At the Upper End of Local Sales
At €870,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
18 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 €870,000, 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 €43,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €870,000, 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.
€43,500
That's what overbidding by just 5% on a €870,000 home costs you — before interest.
A €19 check before a €870,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 44% 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
€870,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±7%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Drumnigh Manor, Portmarnock, County Dublin, Dublin | 2025-06-24 | 147m² | |
| 135 Drumnigh Manor, Drumnigh, Portmarnock, Dublin | 2025-03-26 | 147m² |
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 Context: The 'SI_666' BER rating is not a standard Irish BER rating and requires clarification, but assuming it represents a lower efficiency, upgrading from a typical D-rated property to a B2 could cost €8,000-€12,000 and increase property value by €15,000-€20,000.
Size Advantage: At 150m², this 4-bedroom property is a good size, but without data on the typical size of comparable sold properties, its value optimization relative to local expectations is unclear.
Cost of Improvement: If the 'SI_666' BER rating implies significant energy inefficiency, potential buyers should budget for upgrades, as properties with D-rated BERs often have annual energy costs of €1,800-€2,200 compared to €800-€1,200 for B-rated homes of similar size.
Hypothesis: The unusual 'SI_666' BER rating could be a data anomaly or indicate a unique certification; however, if it reflects lower energy performance, a proactive buyer could significantly enhance resale value by investing in a recognized Irish BER upgrade to A or B standards, potentially recouping 1.5x to 2x the upgrade cost upon resale.
Amenities
Transport Links: Portmarnock is served by Dublin Bus routes 31, 32, 32a, 32x, 42, 42a, 42d, and the 102 bus, providing connectivity to Dublin city centre and surrounding areas, while the Portmarnock DART station offers frequent rail services.
Educational Facilities: The area boasts several well-regarded educational institutions, including St. Marnock's National School, Portmarnock Community School, and is within reasonable commuting distance to DCU and Trinity College Dublin.
Lifestyle & Green Space: Residents have access to Portmarnock Beach, a large sandy stretch popular for walks and water sports, alongside local amenities like shops, cafes, and the Portmarnock Sports & Fitness centre.
Hypothesis: The strong public transport network, particularly the DART station and multiple bus routes serving Portmarnock, coupled with the proximity to coastal amenities like Portmarnock Beach, positions this property favorably for attracting professionals commuting to Dublin city centre, potentially driving demand and price appreciation independent of broader Dublin market fluctuations.
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.