52 Annagh Court, Waterville, Dublin 15, D15 P7KC
9 homes sold nearby. See what they went for — and what to bid on this one.
€440,000 · 3 Bed · 3 Bath · 104m² · Terrace
Market Position
Priced Within Local Sold Range
At €440,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 11mo recency · Moderate 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 €440,000, 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 €22,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €440,000, 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.
€22,000
That's what overbidding by just 5% on a €440,000 home costs you — before interest.
A €19 check before a €440,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 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 median of comparable sales. 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
Statistical Confidence · Moderate
9
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±19%
Price Spread
How much prices vary
Moderate
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
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 57 Annagh Court, Waterville, Blanchardstown Dublin 15, Dublin 15, Dublin | 2026-01-12 | 83m² | |
| 45 Blasket Sq, Waterville, Blanchardstown Dublin 15, Dublin 15, Dublin | 2025-03-26 | 100m² |
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 Upgrade Potential: Upgrading the C1 BER rating could cost an estimated €8,000-€12,000, potentially increasing the property value by €15,000-€20,000, representing a sound investment for future gains.
Space Efficiency: At 104m², this 3-bedroom, 3-bathroom terrace house offers a comfortable 34.7m² per bedroom, which is a reasonable configuration for family living.
Value Optimization Opportunity: With a C1 BER rating, the property's annual energy costs are estimated to be €1,500-€1,900, compared to €2,200-€2,800 for comparable D-rated properties, offering immediate savings.
Hypothesis: Given the C1 BER rating and the €484,876.72 estimated value versus an asking price of €440,000, there's a strong case for focused energy efficiency upgrades to push the BER towards a B rating, which could unlock an additional €30,000-€40,000 in value by aligning with higher-performing comparable properties in the Dublin 15 area.
Amenities
Transport Connectivity Hub: The area is served by Dublin Bus routes 25, 66, and 67, providing direct access to Dublin city centre and surrounding areas.
Local Services & Retail Access: Residents have convenient access to The Square shopping centre, a variety of local shops, and supermarkets like Lidl and Tesco within a short drive.
Family & Healthcare Focus: The property is within proximity of numerous schools, including St. Patrick's National School and St. Aidan's Community College, and close to Connolly Hospital.
Hypothesis: The strategic location within Waterville, Dublin 15, offering access to multiple bus routes like the 25, 66, and 67, coupled with proximity to amenities such as the Blanchardstown Centre and Connolly Hospital, suggests a strong demand from families and commuters, which is likely to sustain or increase property values due to consistent local utility.
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.