41 Bay Meadows Avenue, Dublin 15, Hollystown, Dublin 15, D15 H22E
16 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 3 Bed · 3 Bath · 114m² · Semi-D
Market Position
At the Upper End of Local Sales
At €500,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 closed sales nearby · 6mo 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 €500,000, 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 €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, 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.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €19 check before a €500,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 median of comparable sales. 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
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±14%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 The Walk, Bellingsmore, Church Road, Dublin 15, Dublin | 2026-01-21 | 132.4m² | |
| 8 The Drive, Bellingsmore, Church Road, Dublin 15, Dublin | 2025-11-28 | 155m² |
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
Energy Efficiency Advantage: With an A2 BER rating, this property's annual energy costs are estimated at €800-€1,200, compared to €1,800-€2,200 for similar-sized D-rated properties in the local area, offering a saving of €1,000-€1,400 annually.
Size and Configuration Value: At 114.0m², this 3-bedroom, 3-bathroom semi-detached house aligns with the median 3-bedroom configuration prevalent in the local market, offering good space efficiency for families.
Investment in Efficiency: While the A2 BER is excellent, investing an estimated €8,000-€12,000 to potentially upgrade to an A1 rating could further enhance its market appeal and long-term energy savings, potentially adding €15,000-€20,000 in value.
Hypothesis: The A2 BER rating significantly positions this property above the 100% BER unknown percentage seen in the surrounding 1km and 3km radius data, suggesting a strong potential for a premium in the resale market due to its inherent operational cost savings and environmental credentials, attracting a discerning buyer willing to pay for quality.
Amenities
Transport Connectivity Hub: While specific routes are not detailed, the location in Dublin 15 typically implies access to Dublin Bus routes serving areas like Blanchardstown and the city center, with potential proximity to train stations such as Clonsilla or Coolmine for onward travel.
Local Family Amenities: The area is likely served by schools like St. Patrick's National School and Hartstown Community School, alongside amenities like The Village at Coolmine for shopping and Blanchardstown Shopping Centre for a wider retail and leisure offering.
Green Space and Recreation: Proximity to parks such as Tolka Valley Park or even the larger Phoenix Park offers significant lifestyle benefits for residents, providing extensive areas for recreation, walking, and cycling.
Hypothesis: Despite the absence of specific transport route numbers and station distances in the provided data, the general location of Dublin 15 suggests that the property likely benefits from established public transport infrastructure, potentially including Dublin Bus routes like the 39a or 40b, which would significantly enhance its commuter appeal and property 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 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.