42 Coolatree Road, Beaumont, Dublin 9, D09 DD50
129 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 1 Bath · 98m² · Semi-D
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 129 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
129 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 €525,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 129 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
129 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 2.6% 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
129
Transactions Analysed
Within 1.5km
12 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 · 129 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Coolatree Close, Beaumont, Dublin 9, Dublin 9, Dublin | 2025-11-24 | 94m² | |
| 45 Coolatree Rd, Beaumont, Dublin 9, Dublin 9, Dublin | 2025-08-20 | 139m² |
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 Improvement Potential: Upgrading the current 'D' BER rating to a 'B2' would likely cost between €8,000 and €12,000 and could increase the property's value by €15,000 to €20,000.
Energy Cost Discrepancy: The current 'D' BER rating suggests annual energy costs could range from €1,800 to €2,200, whereas a 'B' rated property of similar size might incur costs of €800 to €1,200 annually, a difference of €1,000.
Space Efficiency: At 98.0m², this 4-bedroom semi-detached property offers an average of 24.5m² per bedroom, which is a standard but not overly spacious configuration for this size of home.
Hypothesis: The 'D' BER rating, while common, represents a significant opportunity for value enhancement; properties with a 'B' or 'C' rating within 1km achieved a median sale price of €530,500, €25,500 higher than properties with 'D' ratings within the same radius over 180 days.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes such as 128, 27, 27A, and 27B, providing direct access to Dublin City Centre and surrounding areas.
Educational Hub: Proximity to educational facilities is strong, with Beaumont College of Further Education, Holy Child Community School, and St. Mark's National School all located within a 1km radius.
Healthcare Access: Essential healthcare services are readily available, with Beaumont Hospital, a major acute hospital, situated approximately 0.8km away, along with numerous local pharmacies and clinics.
Hypothesis: The significant concentration of sales (3,274) within a 10km radius over 180 days, coupled with the specific amenities like Beaumont Hospital and good bus routes, indicates that this area is a high-demand location for families and professionals seeking convenience and essential services.
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.