376 Ballyfermot Road, Dublin 10, Ballyfermot, Dublin 10, D10 AP60
36 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 3 Bed · 2 Bath · 99m² · End of Terrace
Market Position
Below Typical Sale Prices
At €320,000, 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.
36 closed sales nearby · 13mo 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 €320,000, 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 €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
36 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 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 18% year-on-year, based on the trailing 18-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
36
Transactions Analysed
Within 1.5km
13 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 · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 393 Ballyfermot Rd, Ballyfermot, Dublin 10, Dublin 10, Dublin | 2024-12-13 | 121m² | |
| 331 Ballyfermot Rd, Ballyfermot, Dublin 10, Dublin 10, Dublin | 2025-04-17 | 76m² |
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 Improvement Opportunity: Upgrading the E1 BER rating to a C1 rating could cost approximately €9,000 - €13,000 but may increase the property's value by €18,000 - €25,000, presenting a sound investment.
Generous Size: At 99.0m², this property is 32% larger than the average property size of 74.7m² sold within a 1km radius over the last 180 days.
Value Optimization Potential: Given the E1 BER rating and the €400,764 estimated value versus a €320,000 asking price, strategic BER upgrades could unlock significant capital appreciation.
Hypothesis: The E1 BER rating, while lower, is consistent with 100% of properties within a 1km radius over the last 180 days having unknown BERs, suggesting that buyers in this immediate micro-market may be prioritizing location and price over immediate energy efficiency, creating a value opportunity for those willing to invest in upgrades.
Amenities
Excellent Connectivity: The area is served by Dublin Bus routes 25A, 25B, 40, 69, and 76, with the nearest Luas Red Line stop at Kylemore being approximately a 15-minute walk (1.2km).
Local Essentials: Residents have access to The Village Centre for shopping, including a SuperValu, and are within a 2km radius of St. Mary's National School and St. John Bosco Secondary School.
Green Space Access: The property is located approximately 2km from the expansive Phoenix Park, offering significant recreational opportunities, and local amenities include the Cherry Orchard Community Centre.
Hypothesis: The combination of direct Dublin Bus routes, proximity to a major retail hub at The Village Centre, and the large green expanse of Phoenix Park, despite the absence of a nearby Luas stop within immediate walking distance, positions this area as a value-driven option for families prioritizing amenities and accessibility over rapid city-centre commutes.
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.