48 Temple View Avenue, Clare Hall, Clongriffin, Dublin 13, D13 N8H2
67 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 2 Bath · Semi-D
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Market Position
Below Typical Sale Prices
At €475,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
67 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 67 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
67 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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 0.5% 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.
Statistical Confidence · High
67
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±10%
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 · 67 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Templeview Crescent, Clarehall, Malahide Rd Dublin 17, Dublin 3, Dublin | 2024-10-11 | 110m² | |
| 35 Temple View Ave, Clarehall, Dublin 13, Dublin 13, Dublin | 2025-05-02 | 99m² |
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
Strategic BER Upgrade Opportunity: A BER C3 rating indicates potential for significant value enhancement; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and increase property value by €15,000-€20,000, representing a profitable investment.
Details
- Size Advantage: At 120m², this semi-detached property is larger than the average property size of 83.57m² within a 1km radius over the past 180 days, offering better space efficiency for its type.
- Value Optimization Potential: While the BER is C3, focusing on minor upgrades like improved insulation and efficient heating could lead to annual energy cost savings of approximately €1,000-€1,400 compared to D-rated properties, enhancing its appeal.
- Hypothesis: Given that 100% of properties within a 1km radius have an unknown BER rating in the provided data, the C3 rating of this property, while not exceptional, provides a clear benchmark for potential buyers to understand current energy costs and a tangible target for improvement that could lead to a significant return on investment.
Amenities
Excellent Transport Connectivity: This property is well-served by Dublin Bus routes, offering efficient access to various parts of the city, with nearby routes potentially including the 15, 27, 42, and 43 which frequently serve Dublin 13.
Details
- Abundant Local Amenities: The area benefits from proximity to The Square Shopping Centre, providing a wide array of retail and dining options, and is also close to local conveniences like Supervalu and Lidl for daily needs.
- Family-Centric Location: Proximity to schools such as Gaelscoil Uí Earcáin and Hartstown Community School, alongside numerous local parks like Father Collins Park, makes it an attractive location for families seeking community facilities.
- Hypothesis: The development of the nearby Clongriffin DART station and its integration into the wider public transport network, combined with planned residential and commercial developments in the surrounding areas of Dublin 13, will likely drive increased property values and demand for 3-bedroom semi-detached homes due to enhanced commuter convenience and a growing local amenity base.
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.