35 Oakwood Road, Finglas East, Glasnevin, Co. Dublin, D11 YK50
59 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 1 Bath · 86m² · Semi-D
Market Position
Priced Within Local Sold Range
At €450,000, this home is priced within the typical range of 59 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
59 closed sales nearby · 8mo 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 €450,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 59 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
59 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 size-adjusted median. 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 decreased 3.9% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
59
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±16%
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 · 59 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 132 Cedarwood Rd, Finglas East, Dublin 11, Dublin 11, Dublin | 2025-09-12 | 100m² | |
| 1b Sycamore Park, Finglas, Glasnevin, Dublin | 2025-01-22 | 108m² |
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
B3 BER Rating: The B3 BER rating is good, but direct comparison with the 100% BER unknown metric locally means precise energy cost savings against similar properties are hard to ascertain; however, it's better than the D-rated properties that would cost €8,000-€12,000 to upgrade to a similar standard.
Details
- Standard Size: At 86m², the property size is slightly below the average of 90.57m² for houses sold within a 1km radius over the past 180 days.
- Optimisation Opportunity: While the property has a B3 BER rating, which is favourable, investing in further insulation or energy-efficient upgrades could potentially see its value increase by €15,000-€20,000 if it were to achieve an A rating, although exact ROI is dependent on current local market premiums for higher BERs.
- Hypothesis: Given the B3 BER rating and a local market where 100% of properties have unknown BERs in recent sales data, there's a significant opportunity to differentiate this property further by obtaining detailed energy audit reports and showcasing potential savings (€800-€1,200 annually compared to D-rated homes) to justify a higher asking price, potentially bridging the gap to the €450,000 target.
Amenities
Transport Links: The area is served by Dublin Bus routes 17, 155, and 220, providing connectivity to the city centre and surrounding areas, with the nearest Luas stop being at Broombridge (approx. 2km).
Details
- Local Conveniences: Residents have access to The Shabra (local restaurant), Lidl (supermarket, 700m), and Finglas Village Shopping Centre (1.2km), with proximity to St. Mary's Ambulance Station and the Chíle Park playground.
- Educational Access: The property is within a 1.5km radius of several schools, including St. Helena's Girls National School, Colaiste Ide College of Further Education, and North Dublin Islamic School.
- Hypothesis: The D11 postcode, while offering reasonable bus connectivity via routes like the 17 and 155, lacks direct Luas or DART access within a short walking distance, which is a significant factor limiting its appeal to commuters compared to areas with better integrated public transport, potentially capping its valuation despite other amenities.
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.