41 Cherryfield Road, Dublin 12, Walkinstown, Dublin 12, D12 E7F4
105 homes sold nearby. See what they went for — and what to bid on this one.
€549,950 · 3 Bed · 2 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €549,950, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
105 closed sales nearby · 11mo 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 €549,950, 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 €27,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €549,950, 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.
€27,498
That's what overbidding by just 5% on a €549,950 home costs you — before interest.
A €19 check before a €549,950 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 105 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €549,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
105 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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 3.3% 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.
Financial Exposure · 13% 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
€549,950
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
105
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±13%
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 · 105 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 47 Cherryfield Rd, Walkinstown, Dublin 12, Dublin 12, Dublin | 2025-06-27 | — | |
| 14 St Peters Rd, Walkinstown, Dublin 12, Dublin 12, Dublin | 2025-12-19 | 116m² |
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 a 'SI_666' BER rating and no data for energy efficiency, upgrading to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000 based on typical market premiums for energy efficiency.
Details
- Spacious for the Area: At 120m², this property is 24m² larger than the average property size of 96m² sold within a 1km radius over the last 180 days, offering better space value.
- Optimizing Value with Modernisation: While the property has 2 bathrooms and 3 bedrooms, common in the area (median baths: 2, median beds: 3), modernising interior finishes could further enhance its appeal and value, potentially fetching a 5-10% premium on its current asking price.
- Hypothesis: The lack of BER data for any properties within a 1km radius suggests a market ripe for energy-efficient upgrades, and investing in a higher BER could position this property as a premium offering, attracting buyers willing to pay a 7-12% premium over comparable unrated properties.
Amenities
Excellent Connectivity: The property is well-served by Dublin Bus routes 18, 56A, and 150, providing direct access to Dublin City Centre and surrounding areas, with the nearest bus stop located just 200m away.
Details
- Local Retail & Services: Residents have convenient access to The Square Shopping Centre (2km), boasting a wide range of retailers including Dunnes Stores and Marks & Spencer, as well as local supermarkets like Lidl and Tesco within a 1km radius.
- Green Spaces & Recreation: The property is within a 1.5km walk of Tymon Park, offering extensive recreational facilities including playgrounds, walking trails, and sports pitches, enhancing quality of life.
- Hypothesis: The proximity to the Luas Red Line via a bus connection (e.g., 150 to Red Cow Luas stop) combined with the availability of numerous schools like St. Pius X GNS and St. Paul's CBS within a 1.5km radius, indicates a strong appeal for families and commuters, suggesting future value appreciation driven by ongoing urban development in Dublin 12.
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.