54 Carrickbrack Hill, Sutton, Sutton, Dublin 13, D13 Y9N7
9 homes sold nearby. See what they went for — and what to bid on this one.
€1,050,000 · 4 Bed · 4 Bath · 150m² · Bungalow
Market Position
Priced Within Local Sold Range
At €1,050,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 5.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 14mo 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 €1,050,000, 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 €52,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,050,000, 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.
€52,500
That's what overbidding by just 5% on a €1,050,000 home costs you — before interest.
A €19 check before a €1,050,000 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
From €19 for your strategy on a €1,050,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Statistical Confidence · Moderate
9
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±16%
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 |
|---|---|---|---|
| Woodstock, 48 Carrickhill, Sutton Dublin 13, Dublin 15, Dublin | 2026-01-26 | — | |
| 85 Offington Avenue, Sutton, Dublin 13, Dublin 13, Dublin | 2025-10-16 | 127m² |
Transactions within a 3.0km 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: The E1 BER rating suggests that significant investment is required; upgrading to a B2 rating would likely cost €15,000-€25,000 but could increase the property's value by €25,000-€35,000, alongside a reduction in annual energy costs from an estimated €2,000-€2,500 to €900-€1,300.
Details
- Size Efficiency: At 150m², this 4-bedroom bungalow is smaller than the average property size of 238m² recorded within 1km over the past 180 days, potentially impacting its perceived value and spaciousness.
- Configuration Mismatch: While having 4 bedrooms and 4 bathrooms is a strong configuration, the property's BER rating of E1 lags significantly behind the general standard for properties in this price bracket and location, where buyers increasingly expect higher energy efficiency.
- Hypothesis: Given the E1 BER rating, the property's perceived value is likely diminished, but a targeted investment in energy efficiency upgrades, focusing on insulation and heating systems, could bridge the gap to the 4-bedroom, 4-bathroom B-rated bungalows that have a significantly stronger sales trajectory within the 1km radius.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 31 and 31A, providing direct access to Dublin City Centre, and is approximately 2.5km from Sutton DART Station.
Details
- Local Educational Facilities: Proximity to high-performing schools such as Santa Sabina Dominican College (1km) and St. Fintan's High School (1.2km) enhances family appeal.
- Lifestyle and Retail: Residents have convenient access to local shops and cafes in Sutton Cross (1.5km), and larger retail options at the Howth Junction Shopping Centre (2km).
- Hypothesis: The location on Carrickbrack Hill, while offering a premium residential setting, presents a slight disadvantage in immediate walkability to major transport hubs like Sutton DART station compared to properties closer to the village centre, meaning future buyers may continue to rely heavily on private transport or the local bus services for commuting, thus slightly moderating its top-tier price potential within the broader Sutton market.
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.