5 Glenville Way, Clonsilla, Dublin 15, D15 YXF9
87 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 4 Bed · 2 Bath · 115m² · Semi-D
Market Position
Priced Within Local Sold Range
At €575,000, this home is priced within the typical range of 87 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
87 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 €575,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 87 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
87 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.9% 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
87
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 87 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 52 Woodview Grove, Blanchardstown, Dublin 15, Dublin 15, Dublin | 2025-03-20 | 119m² | |
| 18 Woodview Grove, Blanchardstown, Dublin 15, Dublin 15, Dublin | 2025-10-16 | 104.2m² |
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 Potential: Upgrading the E2 BER rating to a B2 standard could cost an estimated €10,000-€15,000, potentially increasing the property's value by €18,000-€25,000 and reducing annual energy costs by €1,000-€1,500 compared to its current rating.
Space Efficiency: With 115.0m² and 4 bedrooms, this property offers 28.75m² per bedroom, a reasonable allocation that aligns with typical family needs for this size home in Dublin 15.
Value Optimization: Investing in BER upgrades for this E2 rated property, which likely incurs annual heating costs of €1,800-€2,200, could unlock significant future value and appeal, especially considering the €168,827 price standard deviation within 1km, highlighting the varied quality of homes on the market.
Hypothesis: The E2 BER rating, while below optimal, is not a significant detractor given the 1km_180d_median_sale_price_same_type of €576,000, suggesting that while energy efficiency is a factor, it's not the primary driver of value in this specific segment of the Clonsilla market; however, properties with superior BERs likely achieve a notable premium, making targeted upgrades a strategic investment.
Amenities
Transport Connectivity: Excellent access is provided by Dublin Bus routes 25A, 38A, and 38B, with the Coolmine train station within a 10-minute walk, offering direct links to Dublin city centre.
Local Lifestyle Hub: Proximity to The Centrepoint Shopping Centre (1km) with Dunnes Stores and pharmacies, alongside restaurants like 'The Old House' and parks such as Mount Eustace Park, provides essential conveniences.
Family & Education Focus: The area is served by St. Patrick's Primary School (800m) and Hartstown Community School (1.2km), with Bright Beginnings Childcare (900m) nearby, catering well to family needs.
Hypothesis: The strong integration of direct public transport links (Coolmine Station, multiple bus routes) with essential services and family amenities within a 1km radius suggests that properties in Clonsilla are highly valued for their commuter convenience and self-sufficiency, leading to a stable demand that can absorb slight price premiums, especially for properties offering direct access to these key lifestyle drivers.
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.