48 Offington Park, Sutton, Sutton, Dublin 13, D13 V6Y2
20 homes sold nearby. See what they went for — and what to bid on this one.
€950,000 · 4 Bed · 1 Bath · 170m² · Detached
Market Position
Priced Within Local Sold Range
At €950,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 2.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 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 €950,000, 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 €47,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €950,000, 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.
€47,500
That's what overbidding by just 5% on a €950,000 home costs you — before interest.
A €19 check before a €950,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €950,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 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 size-adjusted median. 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 decreased 5.1% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
7 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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Offington Park, Sutton, Dublin 13, Dublin 13, Dublin | 2025-05-01 | 211m² | |
| 32 Offington Park, Sutton, Dublin 13, Dublin 13, Dublin | 2025-01-27 | 202m² |
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 Value: Upgrading from the E2 BER rating to a B2 could cost approximately €8,000-€12,000 and is projected to increase property value by €15,000-€20,000, offering a positive return on investment.
Details
- Size Advantage: At 170 sqm, this property is smaller than the average property size of 221 sqm sold within 1km over the last 180 days, which may impact its perceived value in this specific micro-market.
- Single Bathroom Limitation: With only one bathroom for four bedrooms, this configuration is significantly below the median of 2 bathrooms sold within 1km over the last 180 days, potentially limiting buyer appeal and future value.
- Hypothesis: The significant discrepancy in bathroom count and size compared to local benchmarks will likely require substantial investment in renovations, such as adding en-suites, to align with buyer expectations and unlock the property's full market potential, possibly adding €20,000-€30,000 per added en-suite in value.
Amenities
Transport Network Access: Proximity to the DART at Sutton Station (approx. 2km) and key Dublin Bus routes like 31, 31A, 32, and 32A provides excellent connectivity for commuters.
Details
- Local Schooling Options: The area is well-served by educational institutions including St. Peter's National School and Holy Child Community School, both within easy reach.
- Green Space and Leisure: Residents benefit from close access to coastal walks along the Dublin Bay coastline and the expansive Ardglen Park, offering significant lifestyle amenities.
- Hypothesis: The continued development and potential expansion of public transport links serving the Sutton area, particularly any enhancements to the DART service or new bus routes, could see a further 5-10% uplift in property values within a 2km radius due to improved accessibility and commuter convenience.
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.