50 Summerfield Rise, Blanchardstown, Co. Dublin, D15 PV2N
59 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 3 Bed · 3 Bath · 105m² · Semi-D
Market Position
Priced Within Local Sold Range
At €485,000, this home is priced within the typical range of 59 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
59 closed sales nearby · 9mo 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 59 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
59 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.
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 4.7% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
59
Transactions Analysed
Within 1.5km
9 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 · 59 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 27 Summerfield Rise, Blanchardstown, Dublin 15, Dublin 15, Dublin | 2025-11-24 | 159m² | |
| 9 Springlawn Court, Clonsilla Rd, Blanchardstown Dublin 15, Dublin 15, Dublin | 2025-08-14 | 107m² |
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 Rating Impact: A C3 BER rating suggests that annual energy costs are likely around €1,400-€1,800, whereas upgrading to a B2 would cost an estimated €8,000-€12,000 and could reduce these costs by €400-€600 annually, while potentially increasing property value by €15,000-€20,000.
Space Efficiency: With 105m² across 3 bedrooms and 3 bathrooms, the property offers a good ratio of 35m² per bedroom, which is standard for its type and size.
Value Optimization: While not requiring immediate major upgrades due to its C3 BER, focusing on energy efficiency improvements could enhance its marketability and long-term value, especially given the €509,071 estimated value.
Hypothesis: The C3 BER rating, while acceptable, positions this property in a mid-tier energy performance bracket; a strategic investment in targeted insulation and heating system upgrades, costing under €10,000, could bridge the gap to a B rating, unlocking significant long-term savings and a higher market valuation comparable to properties with superior BERs in the vicinity.
Amenities
Transport Connectivity: While specific routes for D15PV2N aren't listed, Blanchardstown is well-served by Dublin Bus routes like the 220, 38, and 39, offering direct access to the city centre and surrounding areas.
Lifestyle Hub Access: The property is located in proximity to the Blanchardstown Shopping Centre, a major retail destination featuring Dunnes Stores, Marks & Spencer, and numerous other high-street brands, as well as a cinema and diverse dining options.
Educational & Healthcare Proximity: The area benefits from numerous primary and secondary schools, including St. Ciaran's Community School and Hartstown Community School, and is within a reasonable distance of Connolly Hospital Blanchardstown.
Hypothesis: The area's strong positioning within Blanchardstown, a hub for retail, employment, and services, suggests a consistent demand driver that supports property values, with future infrastructure developments like improved public transport links potentially further enhancing its appeal and connectivity.
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.