498 Bluebell Avenue, Dublin 12, Bluebell, Dublin 12, D12 PF2C
0 homes sold nearby. See what they went for — and what to bid on this one.
€1,500,000 · 2 Bed · 2 Bath · 1m² · Site
Market Position
Limited Transaction Data
At €1,500,000, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 0 comparable transactions within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Statistical Confidence · Low
0
Transactions Analysed
Within 1.5km
—
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
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 Rating Advantage: The B BER rating offers a strong advantage, suggesting lower ongoing energy costs compared to D, E, F, or G-rated properties, with estimated annual savings of €800-€1,400 compared to typical D-rated sites of equivalent potential development value.
Site Size Discrepancy: The reported 1.0m² size for a site valued at over €1.5M is highly unusual and likely represents a data error or a highly specialized plot; standard residential or commercial sites are significantly larger, impacting its direct comparability to typical land sales.
Development Potential Valuation: The estimated value of €1,667,454.62 for a 1.0m² site with 2 beds and 2 baths (likely legacy data from a previous structure) indicates an extremely high per-square-meter valuation for potential development, suggesting land value is the primary driver, not existing structures.
Hypothesis: Given the extreme anomaly in reported size and the high valuation, it's highly probable that the 'Property Details' section reflects data from a prior dwelling on the site, and the valuation is solely based on its potential as a development plot, where the €1,667,455 estimated value translates to an extraordinary €1,667,455 per square meter for the *site*, implying significant anticipated yield from a future build.
Amenities
Transport Hub Access: Located in Bluebell, Dublin 12, the site benefits from proximity to the Luas Red Line at the Bluebell stop (approx. 300m), providing direct access to Dublin city center and other key areas.
Bus Network Connectivity: Dublin Bus routes 18, 56A, 79, and 79A serve the immediate Bluebell area, offering extensive connectivity across Dublin.
Local Services and Green Space: The site is close to local amenities including shops in the Bluebell shopping parade, St. Catherine's Primary School (approx. 700m), and local parks like Sutcliffe Park (approx. 1km).
Hypothesis: The strategic location of this site, coupled with its proximity to the Luas Red Line and numerous bus routes, positions it for strong future demand from developers seeking to capitalize on excellent public transport links for a residential or mixed-use development in a regenerating urban area.
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.