46 Danesfort, Castle Avenue, Clontarf, Dublin 3, Co. Dublin, D03 T815
17 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 2 Bed · 1 Bath · 66m² · End of Terrace
Market Position
Priced Above Local Sales
At €550,000, 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.
17 closed sales nearby · 8mo 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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
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
€550,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Lambourne Village, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-09-05 | 59.6m² | |
| 16 St Josephs Sq, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-10-20 | 83m² |
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: The D2 BER rating indicates potential for value enhancement; upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's market value by €15,000-€20,000.
Space Efficiency: At 66.0m², this 2-bedroom end-of-terrace property offers a compact living space, which is typical for its type but may be smaller than the average home in more broadly defined areas.
Value Optimization: The current BER D2 rating implies annual energy costs of approximately €1,800-€2,200 for a property of this size, offering a clear opportunity for cost savings and value uplift through energy efficiency upgrades.
Hypothesis: Investing in a BER upgrade from D2 to B2 (costing €8,000-€12,000) could not only improve living comfort and reduce annual energy costs by an estimated €1,000-€1,400 but also unlock a €15,000-€20,000 increase in property value, making it a financially prudent move.
Amenities
Transport Links: The location offers access to Dublin Bus routes 1, 14, 15, 27, 42, 43, 130, and 142, and is approximately a 20-30 minute walk or short bus journey to Clontarf Road DART station, providing excellent connectivity.
Local Amenities: Residents benefit from proximity to shops and services along the Howth Road, including Lidl and local cafes, with the Omni Park Shopping Centre a short drive away.
Green Spaces: The property is situated close to St Anne's Park and the Clontarf Promenade, offering significant recreational opportunities and walking routes.
Hypothesis: The strong blend of accessible public transport (multiple bus routes and DART access), extensive green spaces like St Anne's Park, and local retail convenience within walking distance supports a premium for this Clontarf address, suggesting a positive impact on future capital appreciation.
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.