43 Sion Hill Park, Sion Hill Road, Drumcondra, Dublin 9, D09 KR68
120 homes sold nearby. See what they went for — and what to bid on this one.
€875,000 · 4 Bed · 4 Bath · 150m² · Semi-D
Market Position
Priced Above Local Sales
At €875,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
120 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 €875,000, 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 €43,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €875,000, 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.
€43,750
That's what overbidding by just 5% on a €875,000 home costs you — before interest.
A €19 check before a €875,000 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 120 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
120 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.
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 1.3% 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.
Financial Exposure · 12% 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
€875,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
120
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 120 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 49 Grace Park Heights, Grace Park Road, Dublin 9, Dublin 9, Dublin | 2025-04-02 | 106m² | |
| 118 Grace Park Heights, Drumcondra, Dublin 9, Dublin 9, Dublin | 2025-09-12 | 100m² |
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
Superior Energy Efficiency: With an A3 BER rating, this property's annual energy costs are estimated at €800-€1,200, significantly lower than the €1,800-€2,200 expected for a D-rated property of similar size in the area, representing an annual saving of €1,000-€1,400.
Generous Space Allocation: The 150m² size, combined with 4 bedrooms and 4 bathrooms, offers a spacious living environment, with a property density of 17.7m² per room, indicating well-distributed living space relative to the local market.
Value Optimization: While no specific renovation cost data is provided for this A3 BER, future upgrades to an A2 rating would likely cost €6,000-€10,000 and could increase the property's value by €10,000-€15,000, offering a modest but positive return on investment.
Hypothesis: The A3 BER rating positions this property favorably for future energy price increases and potential regulatory shifts, making its current estimated energy cost savings of €1,000-€1,400 annually against lower-rated homes a strong selling point that could lead to a 5-10% value uplift over the next five years compared to properties with poorer energy performance.
Amenities
Excellent Transport Hub: The property is well-served by Dublin Bus routes 1, 11, 13, 16, 33, 40, 41, 42, 43, 51x, 52x, 53, 70, 77x, 123, 140, 142, and 160, with the nearest stops within a 500m radius, offering direct access to Dublin city centre and surrounding areas.
Comprehensive Local Services: Within a 1km radius, residents have access to St. Declan's Boys National School, Scoil Mobhi, Colaiste Mhuire, and DCU, alongside Omni Park Shopping Centre featuring Tesco and a range of retail outlets, plus Beaumont Hospital for healthcare needs.
Abundant Green Spaces: The property is situated within walking distance of Griffith Park and O'Connell's Primary School playing fields, and a short drive from the Botanic Gardens and Malahide Road playing fields, providing ample recreational opportunities.
Hypothesis: The high density of primary and secondary schools within a 1km radius, coupled with the proximity of Dublin City University, suggests that properties in this specific micro-location command a premium due to strong demand from families and students, potentially increasing their resale value by 5-7% over five years.
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.