42 ferrycarrig avenue, dublin 17, coolock, dublin 17, d17 py22
23 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 3 Bed · 1 Bath · 71m² · End of Terrace
Market Position
Below Typical Sale Prices
At €300,000, 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.
23 closed sales nearby · 7mo 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 €300,000, 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 €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €300,000, 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.
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €19 check before a €300,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €300,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 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 size-adjusted median, 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
Statistical Confidence · High
23
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±16%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 Ferrycarrig Park, Coolock, Dublin 17, Dublin 17, Dublin | 2024-11-12 | 80m² | |
| 2 Greencastle Dr, Coolock, Dublin 5, Dublin 17, Dublin | 2025-01-21 | 116.4m² |
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 Investment: With an E2 BER rating, upgrading this property to a B2 rating could cost an estimated €15,000 to €25,000, but could potentially increase its market value by €15,000 to €30,000, offering a significant return on investment.
Details
- Reduced Running Costs: Improving the E2 BER rating would drastically lower annual energy costs, currently estimated at €2,000-€2,800 for this size, to approximately €1,000-€1,500 for a B-rated property, saving €1,000-€1,300 annually.
- Compact & Standard: At 71m², this 3-bedroom, 1-bathroom end-of-terrace property is more compact than the average 83m² property sold in the 1km radius, yet its bed and bath configuration aligns with the median for the local area.
- Hypothesis: The smaller size, while potentially limiting appeal for some, could be offset by a strategic, cost-effective BER upgrade, transforming it into a more attractive and energy-efficient home that commands a higher premium in a market increasingly prioritizing sustainability.
Amenities
Essential Transport Links: This property benefits from robust Dublin Bus connectivity with routes like the 27, 27A, 42, and 43 serving the Coolock area, providing direct access to Dublin City Centre and surrounding suburbs, although DART or Luas stations are not within immediate walking distance.
Details
- Family-Focused Convenience: Situated near essential lifestyle amenities, including Northside Shopping Centre for retail needs and proximity to primary schools such as Mary Queen of Angels National School and St. Francis of Assisi Primary School.
- Accessible Services & Recreation: Residents have excellent access to healthcare with Beaumont Hospital reachable within a short drive, while local green spaces like Oscar Traynor Road Park and Darndale Park offer valuable recreational opportunities for families.
- Hypothesis: The property's strategic location in a well-established, amenity-rich residential area like Coolock, particularly its strong bus network and proximity to family-oriented facilities, ensures continued desirability for first-time buyers and families despite lacking direct rail links.
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.