4 Cardy Rock Drive, Balbriggan, Co. Dublin, K32 ND34
44 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 1 Bed · 1 Bath · 57m² · Apartment
Market Position
At the Upper End of Local Sales
At €260,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
44 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 44 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €260,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
44 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.
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 1.1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 15% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€260,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
44
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±9%
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 · 44 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Cardy Rock Drive, Balbriggan, Co Dublin, Dublin | 2024-10-08 | 46m² | |
| 49 Barnwall Court, Balbriggan, Dublin, Dublin | 2024-10-08 | 82m² |
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
C1 BER Rating: The property's C1 BER rating suggests moderate energy efficiency, with estimated annual heating costs likely to be around €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size.
Details
- Size Below Average: At 57.0m², this apartment is 39% smaller than the average property size of 96.8m² sold within a 1km radius over the last 180 days, indicating it offers less space than typical market offerings.
- Investment in Efficiency: While upgrading from a C1 to a B2 BER rating could cost €8,000-€12,000, it could potentially increase the property's value by €15,000-€20,000 and reduce annual energy expenditure by approximately €600-€1,000.
- Hypothesis: The significant size difference between this apartment and the average property sold locally, coupled with a C1 BER rating, suggests that any future value appreciation will be heavily reliant on targeted renovations that not only improve energy efficiency but also optimize the use of its smaller footprint to appeal to specific buyer segments.
Amenities
Transport Links: Balbriggan is served by Dublin Bus routes 33, 33A, 33B, and 33X, providing direct access to Dublin City Centre, and is also close to Balbriggan Train Station offering frequent commuter services.
Details
- Local Education and Retail: Residents have access to Scoil Mhuire, Loreto Secondary School, and Educate Together National School. Local shopping is available at Millfield Shopping Centre and various retail units along Balbriggan main street.
- Green Spaces and Healthcare: The area offers local parks such as Ardgillan Castle and Demesne, and is a short drive from Our Lady of Lourdes Hospital in Drogheda, with local pharmacies also available in the town centre.
- Hypothesis: The established public transport infrastructure, including rail and bus services, combined with the presence of essential amenities like schools and shopping centres in Balbriggan, suggests a solid foundation for quality of life, but further development or enhancement of direct links to key Dublin employment hubs could significantly boost property desirability and value.
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.