29 Millmount Avenue, Drumcondra, Dublin 9, D09 XF79
40 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 2 Bed · 1 Bath · 85m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €595,000, this home is priced within the typical range of 40 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
40 closed sales nearby · 11mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €595,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
40 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 median of comparable sales. 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 increased 16.1% 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
40
Transactions Analysed
Within 1.5km
11 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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 College Manor, Drumcondra, Dublin 9, Dublin 9, Dublin | 2025-10-02 | 68m² | |
| 2 Millmount Villas, Drumcondra, Dublin 9, Dublin 9, Dublin | 2025-07-24 | 92m² |
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: Upgrading the E1 BER rating to a B2 could cost an estimated €10,000-€15,000 but is projected to increase the property's value by €20,000-€30,000 and reduce annual energy costs by approximately €900-€1,200 compared to its current rating.
Compact Footprint: At 85.0m², the property is in line with the average property size of 85.9m² within a 1km radius over the last 180 days, but it is smaller than the 98.5m² average of recently listed properties in the same radius.
Configuration Mismatch: With 2 bedrooms and 1 bathroom, the property is below the median for the area, where 2-bedroom properties typically have 2 bathrooms and 3-bedroom properties are more common (median 2.5 beds, 2 baths within 1km over 180 days), potentially limiting buyer appeal and future resale value.
Hypothesis: The significant difference in average property size between recently listed homes (98.5m² within 1km) and this property (85.0m²) suggests a potential market shift towards larger homes in this specific Drumcondra micro-location, implying that future development or renovations may focus on maximizing space.
Amenities
Excellent Connectivity: The property is well-served by Dublin Bus routes 13, 19, and 40, providing direct access to Dublin city center within 30 minutes, and is a 15-minute walk to the nearest Luas Red Line stop at Phibsborough.
Local Essentials: Within a 500m radius, residents have access to DCU (Dublin City University), Bon Secours Hospital, a Lidl supermarket, and numerous cafes and restaurants along the nearby St. Margaret's Road.
Family & Green Space: Proximity to St. Patrick's Primary School (400m) and Drumcondra Park (600m) offers family-friendly amenities, with the expansive Phoenix Park also accessible via a 20-minute cycle.
Hypothesis: The increasing development of mixed-use residential and commercial spaces within the 3km radius, as indicated by the rise in apartment listings (40% in the last 30 days vs 18.9% over 180 days), suggests that Drumcondra is transitioning into a more urban hub, potentially increasing rental yields and driving further property value appreciation due to enhanced local amenities and connectivity.
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.