43 Crescent House, Marino Crescent, Clontarf, Dublin 3, D03 RY73
28 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 1 Bed · 1 Bath · 31m² · Apartment
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 28 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
28 closed sales nearby · 10mo 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 €250,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
28 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 increased 8.3% 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.
Statistical Confidence · High
28
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 36, Crescent House, Howth Rd, Dublin 3, Dublin | 2025-06-11 | 32m² | |
| Apt 56, Crescent House, The Crescent Dublin 3, Dublin 3, Dublin | 2025-06-24 | 32m² |
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 Rating Impact: The D BER rating suggests potential for significant cost savings and value enhancement through energy efficiency upgrades, with an estimated €8,000-€12,000 investment needed to reach a B2 rating, potentially increasing property value by €15,000-€20,000.
Size Efficiency: At 31.0m², this is a compact one-bedroom apartment, which is considerably smaller than the typical apartment size implied by the median sale price of €295,000 for same-type properties within 1km, suggesting a niche market appeal.
Value Optimization Opportunity: The current BER rating of D implies annual energy costs that could be €1,000-€1,400 higher than comparable B-rated properties of similar size in the area, presenting a clear opportunity for cost reduction and improved living comfort through upgrades.
Hypothesis: The D BER rating, while currently adding to potential running costs and impacting immediate market appeal, represents a substantial value-add opportunity; investing in insulation and heating system upgrades could not only align its energy efficiency with more modern standards but also unlock a capital uplift that significantly offsets the initial investment, making it a strategic buy for a cost-conscious investor.
Amenities
Transport Connectivity: Clontarf is well-served by Dublin Bus routes 130, 15, 14 and 42, offering direct access to Dublin city centre and surrounding areas, with closer access likely via bus routes from the nearby Marino area.
Lifestyle Access: Residents benefit from proximity to Clontarf Promenade for recreation, local cafes and restaurants in Marino, and easy access to retail options in Fairview.
Healthcare and Education: The property is within reasonable distance of Mater Private Hospital and Beaumont Hospital, and served by local schools like Scoil Mhuire Marino and St. Gabriel's National School.
Hypothesis: The established residential character of Marino, combined with the connectivity offered by nearby bus routes and the proximity to Clontarf's coastal amenities, suggests that while this apartment may be compact, its appeal to individuals or couples prioritizing lifestyle and accessibility over space could drive consistent demand and stable, albeit potentially slower, capital appreciation compared to larger family homes.
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.