36a Binn Eadair View, Sutton, Sutton, Dublin 13, D13 E6P1
17 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 1 Bath · 75m² · Bungalow
Market Position
Below Typical Sale Prices
At €495,000, 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.
17 closed sales nearby · 15mo 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 14.9% year-on-year, based on the trailing 24-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
17
Transactions Analysed
Within 3.0km
15 months
Data Freshness
Most recent sale age
±20%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 St Domhnachs Well, Sutton, Dublin 13, Dublin 13, Dublin | 2024-11-15 | 100m² | |
| 7 St Domhnachs Well, Sutton, Dublin 13, Dublin 13, Dublin | 2024-07-02 | 112m² |
Transactions within a 3.0km radius and 24-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 D1 Insulation Costs: Upgrading from a D1 BER rating to a B2 would likely cost between €9,000-€13,000, but could increase the property's value by €18,000-€25,000, representing a sound investment for energy efficiency improvements.
Size Below Local Average: At 75m², this bungalow is smaller than the average property size of 106m² within a 1km radius over the past 180 days, potentially limiting its appeal in a market accustomed to larger homes.
Value Optimization Opportunity: Despite the D1 BER, focusing on energy efficiency upgrades could unlock significant value, as indicated by the potential €18,000-€25,000 increase in property value for an estimated €9,000-€13,000 investment.
Hypothesis: Given that 100% of properties within 1km have an unknown BER rating over the last 180 days, a proactive approach to improving this D1 rating and obtaining a more favourable rating could create a significant competitive advantage and potentially command a premium over similar unrated properties.
Amenities
Transport Links: The property is served by Dublin Bus routes 15, 27, and 42, with the DART station at Sutton also within a manageable distance, offering good connectivity for commuters.
Local Amenities: Residents have convenient access to the shopping facilities at Sutton Cross, including Tesco, and the local amenities of Howth village, a short drive away, offering a wide range of retail and dining options.
Green Spaces & Schools: Proximity to Red Rock Park and the Coastal Walk provides recreational opportunities, while schools like St. Mary's Secondary School and Holy Trinity National School are within easy reach.
Hypothesis: The relatively low percentage of apartments (6.45%) within a 1km radius, compared to houses (93.55%), suggests a strong local preference for detached and semi-detached properties, meaning this bungalow, despite its smaller size, may appeal to a niche market seeking single-storey living in a predominantly family-oriented housing area.
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.