5 Belmayne Avenue, Belmayne, Dublin 13, D13 CFT6
93 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 2 Bed · 2 Bath · 65m² · Apartment
Market Position
Priced Above Local Sales
At €325,000, 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.
93 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 93 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
93 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 increased 2.1% 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
93
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±11%
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 · 93 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Belmayne Ave, Balgriffin, Dublin 13, Dublin 13, Dublin | 2025-05-27 | 93m² | |
| 44 St Samsons Sq, Balgriffin, Dublin 13, Dublin 13, Dublin | 2025-06-03 | 103m² |
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
Energy Cost Savings: With a C2 BER rating, this apartment is significantly more energy efficient; annual energy costs are estimated at €1,000-€1,400, offering potential annual savings of €600-€800 compared to typical D-rated properties of similar size costing €1,600-€2,000.
Details
- Efficient 2-Bed Layout: While its 65m² size is smaller than the average 84m² property sold within a 1km radius over the last 180 days, the property's 2-bed, 2-bath configuration aligns with the recent 30-day median bedroom and bathroom counts for properties in the immediate area, optimising functional space.
- Modern Apartment Appeal: As a contemporary apartment, its design and construction are likely to meet modern living standards, reducing immediate renovation needs and appealing to buyers seeking a move-in ready home, aligning with the 50% apartment sales share in the 1km radius over the last 30 days.
- Hypothesis: Despite being more compact than the overall local average, the apartment's efficient 2-bedroom, 2-bathroom layout and strong C2 BER rating position it ideally for first-time buyers and downsizers, a segment likely less impacted by the recent slowdown in sales of larger properties.
Amenities
Robust Transport Links: The property benefits from excellent public transport access, with Dublin Bus routes 15, 42, and 43 serving the nearby Malahide Road, and Clongriffin DART Station within a short walk or quick bus journey, offering convenient commutes to Dublin City Centre.
Details
- Family-Friendly Locale: Belmayne is well-equipped for families, with Belmayne Educate Together National School and Links Childcare Belmayne both within easy reach, complemented by the expansive Father Collins Park (approximately 1.5km away) offering green space and recreational facilities.
- Everyday Conveniences: Residents have immediate access to diverse shopping and essential services at Clarehall Shopping Centre and Northern Cross (both within approximately 1-2km), featuring Dunnes Stores, various retail outlets, pharmacies, and a selection of local restaurants and cafes.
- Hypothesis: Ongoing strategic urban planning in Dublin 13, including potential future improvements to local infrastructure and expanded retail offerings in nearby commercial hubs, will likely enhance the long-term desirability and value of properties in Belmayne, making its current strong amenity base even more attractive.
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.