43 Portmarnock Crescent, Portmarnock, Portmarnock, Co. Dublin, D13 KW10
9 homes sold nearby. See what they went for — and what to bid on this one.
€745,000 · 4 Bed · 2 Bath · 121m² · Detached
Market Position
Priced Within Local Sold Range
At €745,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 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 €745,000, 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 €37,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €745,000, 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.
€37,250
That's what overbidding by just 5% on a €745,000 home costs you — before interest.
A €19 check before a €745,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
9
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±7%
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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 467 Strand Road, Portmarnock, Dublin 13, Dublin 13, Dublin | 2025-04-10 | 164m² | |
| 34 Burrow Court, Portmarnock, Dublin, Dublin 13, Dublin | 2025-09-08 | 163m² |
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 Opportunity: Upgrading the E1 BER rating to a B2 standard could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €1,000-€1,400 compared to its current E1 rating.
Space Alignment: At 121m², this property is slightly smaller than the average property size of 147m² sold within 1km in the last 180 days, suggesting it might be less spacious than comparable homes in the immediate area.
Configuration Standard: The property features 4 bedrooms and 2 bathrooms, aligning with the median of 4 bedrooms and 2 bathrooms recorded in sales within 1km over the past 180 days.
Hypothesis: The current E1 BER rating, coupled with a size slightly below the local average, indicates that the property may not be fully optimized for modern market demands, presenting an opportunity for a buyer to invest in energy efficiency and potentially an extension to capture a higher value premium that is currently under-realised compared to newer or more efficient local stock.
Amenities
Excellent Transport Links: This property is well-served by Dublin Bus routes 31, 31a, and 32, providing direct access to Dublin city centre, and is within a reasonable distance of the Portmarnock DART station for further connectivity.
Prime Local Amenities: Residents have close proximity to Portmarnock Village, featuring shops like SuperValu, pharmacies, and a variety of cafes and restaurants such as The Kitchen and The Coffee Mill.
Family & Recreation Hub: The area boasts excellent family amenities, including St. Anne's Primary School and St. Oliver's National School within a 1km radius, along with Portmarnock Beach and the large green expanse of Father Collins Park for recreation.
Hypothesis: The strong alignment of this property with the sought-after Portmarnock coastal lifestyle, including its proximity to the DART and the beach, combined with robust local schools and shopping, indicates a high potential for continued capital appreciation driven by lifestyle desirability and limited supply of similar family homes in this prime location.
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.