38 Clonliffe Road, Dublin 3, Drumcondra, Dublin 3, D03 AF82
100 homes sold nearby. See what they went for — and what to bid on this one.
€800,000 · 4 Bed · 2 Bath · 150m² · Terrace
Market Position
Priced Within Local Sold Range
At €800,000, this home is priced within the typical range of 100 recent closed sales nearby. There's room to negotiate — seller leverage is 4.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
100 closed sales nearby · 12mo 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 €800,000, 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 €40,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €800,000, 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.
€40,000
That's what overbidding by just 5% on a €800,000 home costs you — before interest.
A €19 check before a €800,000 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 100 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
100 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.
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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 increased 9.7% 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
100
Transactions Analysed
Within 1.5km
12 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 · 100 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 56 Clonliffe Rd, Drumcondra, Dublin, Dublin 3, Dublin | 2025-03-21 | 120m² | |
| 29 Ballybough Rd, Dublin 3, Dublin, Dublin 3, Dublin | 2024-12-20 | 119m² |
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 Upgrade Opportunity: Upgrading the C1 BER rating to a B2 could cost approximately €8,000-€12,000 and is estimated to increase the property's value by €15,000-€20,000.
Spacious Living: With 150m² of living space, this property offers 1.62 times the average property size of 92.39m² sold within 1km over the last 180 days, providing significant value in terms of space.
Value Optimization: The BER C1 rating, while not poor, represents an opportunity for optimization; investing in energy efficiency upgrades could lead to annual savings of €1,000-€1,400 compared to D-rated properties.
Hypothesis: The prevalence of C1 BER ratings (100% unknown in the data provided for 1km radius) suggests a market where energy efficiency is not a primary immediate driver but offers a clear path for value enhancement; the higher BER would appeal to a broader buyer pool and potentially command a premium, especially in a market with growing environmental awareness.
Amenities
Transport Hub Access: Excellent connectivity with Dublin Bus routes 1, 16, 33, 41 serving the immediate vicinity, and proximity to Dublin Port Tunnel (2km) and Dublin Airport (7km).
Local Educational Cluster: Situated near a strong educational infrastructure including St. Declan's School (0.5km), Maryfield College (0.7km), and Dublin City University (2.5km).
Convenient Daily Living: Easy walkability to Drumcondra village with a range of shops like Lidl (0.6km), cafes, restaurants, and the local post office.
Hypothesis: The significant number of properties (907) within a 3km radius that have an average price per sqm of €6,353, combined with the listed property's location in Drumcondra known for its established residential character and good transport links, indicates a high demand for properties that offer both ample living space and convenient access to central Dublin, suggesting this property's larger size is a key selling point if priced competitively.
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.