33 Adare Avenue, Coolock, Dublin 17, Coolock, Dublin 17
7 homes sold nearby. See what they went for — and what to bid on this one.
€360,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €360,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
7 closed sales nearby · 7mo recency · Moderate 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 €360,000, 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 €18,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €360,000, 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.
€18,000
That's what overbidding by just 5% on a €360,000 home costs you — before interest.
A €19 check before a €360,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €360,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 · Moderate
7
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 76a Bunratty Rd, Coolock, Dublin 17, Dublin 17, Dublin | 2024-12-20 | — | |
| 2a Glin Rd, Coolock Dublin 5, Dublin, Dublin 17, Dublin | 2025-09-08 | 183m² |
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 C3 Rating: The property has a C3 BER rating, suggesting moderate 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 estimated at €1,800-€2,200 compared to €800-€1,200 for A-rated properties.
Details
- Spacious Detached Home: With 120m² of living space, this detached property is larger than the average property size of 91.96m² within a 1km radius over the last 180 days, offering more living space than typically transacted.
- Value Optimization Potential: The significant difference between the estimated value (€485,012.13) and the asking price (€360,000) implies a substantial opportunity for value enhancement through modernization and BER improvements, positioning it as a renovation project.
- Hypothesis: The C3 BER rating, while not poor, indicates a significant opportunity for value uplift. Focusing on targeted energy efficiency upgrades, such as improving insulation and heating systems, could not only reduce ongoing utility costs from an estimated €1,800-€2,200 annually but also substantially increase the property's market appeal and sale price, especially given the high percentage of BER unknown properties in the local market.
Amenities
Transport Hub Proximity: While specific routes are not detailed, Coolock is served by numerous Dublin Bus routes including 42, 43, 738, and 739, offering frequent access to Dublin City Centre and surrounding areas.
Details
- Local Retail Access: The property is situated near Omni Park Shopping Centre, which features a range of retailers including Tesco, Penneys, and Boots, providing convenient shopping options.
- Educational Facilities Nearby: The area offers a good selection of educational institutions, including Coláiste Dhúlaigh College of Further Education and numerous primary schools such as St. Luke's National School.
- Hypothesis: The density of Dublin Bus routes (e.g., 42, 43, 738, 739) serving Adare Avenue suggests that despite the lack of immediate Luas or DART access, commuter times to central Dublin can be competitive with services operating every 10-15 minutes during peak hours, making it an attractive option for those prioritizing direct bus links over other public transport modes.
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.