40 The Village, Porterstown, Clonsilla, Dublin 15, D15 H9R9
85 homes sold nearby. See what they went for — and what to bid on this one.
€470,000 · 4 Bed · 3 Bath · 102m² · Semi-D
Market Position
Below Typical Sale Prices
At €470,000, 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.
85 closed sales nearby · 9mo 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 €470,000, 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 €23,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €470,000, 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.
€23,500
That's what overbidding by just 5% on a €470,000 home costs you — before interest.
A €19 check before a €470,000 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 85 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
85 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 1.3% 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.
Statistical Confidence · High
85
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±10%
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 · 85 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 46 The Village, Porterstown, Dublin 15, Dublin 15, Dublin | 2025-12-12 | 101m² | |
| 160 The Village, Porterstown, Dublin 15, Dublin 15, Dublin | 2026-01-09 | 90m² |
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
Excellent Energy Efficiency: With a C3 BER rating, this property offers significant annual energy savings, estimated at €800-€1,200 compared to €1,800-€2,200 for a D-rated property of similar size, resulting in substantial savings for a buyer.
Spacious Family Home: At 102 square metres, this property is considerably larger than the average 75 square metres for homes within a 1km radius over the last 180 days, providing ample space for a growing family.
Desirable Configuration: The property's 4 bedrooms and 3 bathrooms exceed the typical median of 3 bedrooms and 2-3 bathrooms found in properties sold within a 3km radius over the past 180 days, making it highly attractive to families.
Hypothesis: The C3 BER rating, combined with the property's above-average size and room count for the area, suggests that it will attract buyers prioritizing energy efficiency and spacious living, potentially commanding a higher premium than lower-rated, smaller counterparts, especially if minor cosmetic upgrades are considered.
Amenities
Commuter's Dream: The property boasts excellent transport connectivity, being within walking distance of Clonsilla Train Station, offering direct services to Connolly Station, and well-served by Dublin Bus routes like the 39 and 39A providing connections to the city centre.
Retail & Healthcare Hub: Residents benefit from immediate access to major retail at Blanchardstown Centre, one of Ireland's largest shopping destinations, and critical healthcare services at Connolly Hospital Blanchardstown, both just a short drive away.
Family-Centric Lifestyle: The area provides a wealth of family-friendly amenities, including proximity to highly-regarded primary schools such as St. Mochta's National School, and large green spaces like Porterstown Park, ideal for recreation and community activities.
Hypothesis: The continuous development and enhancement of local amenities, particularly the planned upgrades to public transport links and further expansion of retail options around Blanchardstown, will solidify Porterstown's appeal as a top-tier residential location, driving sustained property value growth for well-located homes like this.
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.