31 Hollywoodrath Crescent, Hollystown, Hollystown, Dublin 15, D15 KAX9
19 homes sold nearby. See what they went for — and what to bid on this one.
€560,000 · 3 Bed · 3 Bath · 143m² · Semi-D
Market Position
Priced Within Local Sold Range
At €560,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 6mo 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 €560,000, 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 €28,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €560,000, 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.
€28,000
That's what overbidding by just 5% on a €560,000 home costs you — before interest.
A €19 check before a €560,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
19
Transactions Analysed
Within 1.5km
6 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 The Drive, Bellingsmore, Church Road, Dublin 15, Dublin | 2025-11-28 | 155m² | |
| 1 The Walk, Bellingsmore, Church Road, Dublin 15, Dublin | 2026-01-21 | 132.4m² |
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 A3 Advantage: The A3 BER rating ensures annual energy costs are estimated at €800-€1,200, significantly lower than the €1,800-€2,200 for comparable D-rated properties of this size, offering substantial annual savings.
Generous Space: At 143.0m², this semi-detached property offers a good amount of living space, fitting the needs of a family seeking a comfortable home.
Value Optimization Opportunity: Upgrading this A3 BER property to an A1 rating could cost €5,000-€8,000 and potentially increase its market value by €10,000-€15,000, representing a sound investment for enhanced market appeal.
Hypothesis: While the A3 BER is excellent, focusing on a €5,000-€10,000 upgrade to achieve an A1 rating could position this property to attract a premium of €15,000-€20,000 over similar A3 rated homes within a 1km radius, capitalizing on the buyer's preference for top-tier energy efficiency.
Amenities
Connectivity Hub: The area is served by Dublin Bus routes 25A, 25B, 25X, 40B, and 40D, offering direct access to Dublin city centre and surrounding areas.
Local Services Access: Residents have access to shops and supermarkets at Liffey Valley Shopping Centre (approx. 3km) and local amenities in the surrounding Hollystown area.
Educational Proximity: St. Mary's Boys National School and St. Francis National School are within a 2km radius, along with Hartstown Community College providing local educational options.
Hypothesis: Despite being slightly removed from major Luas or DART lines, the abundance of direct Dublin Bus routes (25A, 25B, 25X, 40B, 40D) and proximity to Liffey Valley Shopping Centre indicates a strategic location that appeals to families prioritizing convenience and accessibility over direct rail links, suggesting a strong demand from this demographic.
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.