31 Danesfort, Castle Avenue, Clontarf, Dublin 3, Clontarf, Dublin 3, D03 V4V7
42 homes sold nearby. See what they went for — and what to bid on this one.
€530,000 · 2 Bed · 1 Bath · 68m² · Apartment
Market Position
At the Upper End of Local Sales
At €530,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
42 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 €530,000, 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 €26,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €530,000, 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.
€26,500
That's what overbidding by just 5% on a €530,000 home costs you — before interest.
A €19 check before a €530,000 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 42 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
42 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 increased 6.8% 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
42
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±17%
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 · 42 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Danesfort, Castle Avenue, Clontarf, Dublin | 2025-10-09 | 44m² | |
| Apt 21 The Spinaker, Alverno, Castle Ave, Dublin 3, Dublin | 2025-11-10 | 45m² |
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
Moderate BER Rating: The C2 BER rating suggests an average energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while current annual energy costs are likely €1,400-€1,800 compared to €800-€1,200 for a B2 rated property of similar size.
Standard Size: At 68m², this apartment is within the average size range for apartments in Dublin, which average around 95m² within a 3km radius over the last 180 days, indicating it's neither unusually large nor small.
Value Optimization Opportunity: The asking price of €530,000, compared to an estimated value of €466,236, presents an opportunity to optimize value through strategic upgrades, particularly to the BER rating, to align with higher-selling properties.
Hypothesis: Given that 100% of properties within a 1km radius over the last 180 days had an unknown BER rating, the C2 rating of this apartment, while moderate, provides a tangible advantage in transparency. Future value appreciation within this micro-market may be significantly influenced by sellers who proactively address BER ratings, setting a new benchmark for energy-efficient apartments.
Amenities
Excellent Transport Hub: This location offers strong connectivity with Dublin Bus routes 1, 13, 40, and 79 serving the area, providing direct access to the city center and beyond.
Family and Educational Focus: Proximity to St. Jude's National School (0.5km), St. Michael's Secondary School (1km), and Bright Minds Childcare (0.7km) makes it a desirable location for families.
Convenient Local Services: Residents can walk to local amenities like SuperValu (0.8km), The Oak Bar & Restaurant (0.6km), and St. Catherine's Park (1.2km) for daily needs and recreation.
Hypothesis: The concentration of 3-bedroom properties (median of 3 beds within 1km over 180 days) and family-oriented amenities, despite this property being a 2-bedroom apartment, suggests a potential for future market demand to shift towards larger family dwellings in this specific Clontarf locale, potentially increasing the long-term value of such conversions or developments.
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.