40 Cooley Road, Dublin 12, Drimnagh, Dublin 12, D12 H289
61 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 4 Bed · 1 Bath · 1164m² · End of Terrace
Market Position
Below Typical Sale Prices
At €295,000, 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.
61 closed sales nearby · 10mo 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 61 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
61 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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 10.4% 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
61
Transactions Analysed
Within 1.5km
10 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 · 61 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 Cooley Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-08-18 | 87m² | |
| 59 Dromard Rd, Drimnagh, Dublin 12, Dublin 12, 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 Upgrade Opportunity: With an E1 BER rating, this property presents a clear opportunity for energy efficiency improvements; upgrading from E1 to a B2 rating could cost between €15,000-€25,000 but potentially increase the property's value by €25,000-€40,000, while reducing annual energy costs by €1,500-€2,500 compared to a B-rated home.
Details
- Sizable Family Home: This 4-bedroom end-of-terrace property, though its listed size of 1164m² is highly unusual for a floor area, offers more living space compared to the median 3-bedroom homes typically found in the 1km radius (average size 78m²), making it suitable for a growing family.
- Renovation Potential: Assuming the 1164m² relates to a large plot or includes significant outbuildings rather than floor area, this property could offer substantial renovation or expansion potential (subject to planning) compared to the average property size of 78m² in the immediate 1km area.
- Hypothesis: The low asking price and poor E1 BER rating suggest this property is being marketed as a significant renovation project, attracting buyers willing to invest in modernization and energy upgrades to unlock substantial equity, particularly given the strong local market growth and potential for a large plot.
Amenities
Excellent Transport Links: The property boasts strong connectivity, being within approximate 1.5km walking distance of the Luas Red Line (Blackhorse and Goldenbridge stops) and serviced directly by Dublin Bus routes such as the 18, 56a, 77a, 122, and 123, providing easy access to Dublin City Centre and beyond.
Details
- Comprehensive Local Facilities: Residents benefit from proximity to essential services, including specific schools like Drimnagh Castle Primary and Secondary Schools (within 1km), multiple local pharmacies, and supermarkets such as SuperValu Walkinstown (approx. 1km), catering to daily needs.
- Family-Friendly Environment: The area offers a well-established family infrastructure with several childcare facilities (e.g., Bright Stars Montessori in D12), easy access to green spaces like Brickfield Park and Landsdowne Valley Park for recreation, and St. James's Hospital (a major medical centre) reachable within a short commute.
- Hypothesis: The established community feel and strong local infrastructure, particularly the concentration of schools and accessible public transport, are key drivers for sustained demand in Drimnagh, ensuring long-term appeal for families and commuters despite the area's ongoing urban development.
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.