36 Clune Road, Finglas East, Dublin 11., Finglas, Dublin 11, D11 N6W7
16 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 2 Bath · 94m² · House
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 6.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 5mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 3.0km
5 months
Data Freshness
Most recent sale age
±13%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Cloonlara Crescent, Finglas South, Dublin 11, Dublin 11, Dublin | 2025-10-31 | 97.1m² | |
| 44 Griffith Rd, Dublin 11, Dublin, Dublin 11, Dublin | 2025-11-14 | 74.1m² |
Transactions within a 3.0km 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 Upgrade Potential: Upgrading the D1 BER rating to a C3 or B2 could cost an estimated €8,000-€15,000 and is projected to increase the property's value by €15,000-€25,000, representing a good return on investment.
Details
- Adequate Living Space: The 94.0m² size is comparable to the average property size of 79.6m² within a 1km radius over the last 180 days, offering sufficient space for a 3-bedroom home.
- Value Optimization: With 2 bathrooms for 3 bedrooms, the property offers a good ratio that typically appeals to families and enhances marketability, aligning with the median of 1 bathroom within 1km for the last 30 days, but exceeding the median of 2 bathrooms within 3km for the last 180 days.
- Hypothesis: Despite the D1 BER rating, the property's configuration (3 beds, 2 baths) and size (94m²) positions it well within the local market, suggesting that the primary driver for value uplift would be strategic energy efficiency improvements, potentially allowing it to command prices closer to the 5km median sale price of €416,000.
Amenities
Connectivity to City Centre: While specific routes aren't listed, Finglas East is served by Dublin Bus routes such as the 40, 40B, and 140, offering direct access to Dublin city centre within approximately 30-45 minutes during peak hours.
Details
- Local Educational Hub: The area is well-served by numerous educational facilities including St. Cecelia's National School, St. Finian's National School, and Finglas College, ensuring ample options for families.
- Convenient Retail Access: Residents have easy access to local shopping facilities such as the Charlestown Shopping Centre, providing a wide range of retail outlets and supermarkets like Dunnes Stores and Boots.
- Hypothesis: The presence of multiple Dublin Bus routes (e.g., 40, 40B, 140) connecting directly to Dublin City Centre, combined with a strong offering of local schools and retail amenities, suggests that properties in Finglas East are highly sought after by families and commuters, a trend likely to continue with ongoing investment in public transport infrastructure.
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.