58 Railway Road, Clongriffin, Dublin 13, D13 X757
58 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 3 Bed · 3 Bath · Terrace
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Market Position
Priced Within Local Sold Range
At €485,000, this home is priced within the typical range of 58 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
58 closed sales nearby · 11mo 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
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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.
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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 58 verified local sales · High confidence
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Price Distribution Analysis
58 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median of comparable sales.
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.
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 2.8% 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
58
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±12%
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 · 58 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 137 Grange Abbey Dr, Donaghmede, Dublin 12, Dublin 13, Dublin | 2025-07-03 | 100m² | |
| 17 Boyd House, The Coast, Baldoyle, Dublin 13, Dublin | 2024-11-05 | 139.3m² |
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 Efficiency: The B3 BER rating offers moderate energy efficiency, likely resulting in annual energy costs of approximately €1,400-€1,800, compared to €1,800-€2,200 for a D-rated property of similar size.
Space Configuration: With 120m² of space and 3 bedrooms and 3 bathrooms, this property offers a good balance of living area and amenity space, aligning with typical family needs in Dublin.
Value Optimization: An upgrade from the B3 BER rating to a B2 could cost an estimated €3,000-€5,000 and potentially increase the property's value by €5,000-€8,000, making it a worthwhile consideration for future saleability.
Hypothesis: Given that properties within a 1km radius have a median sale price for the same type of €525,000, a B3 BER rating for this property suggests that achieving a higher BER rating (e.g., B2 or B1) could be a key factor in commanding a price closer to or exceeding this benchmark, representing a significant value-add opportunity.
Amenities
Transport Links: Clongriffin is served by the DART line directly, offering fast access to Dublin city center and surrounding coastal towns, alongside multiple Dublin Bus routes including the 15 and 42.
Local Conveniences: Residents have access to local shopping facilities within the Clongriffin Town Centre, including a Lidl supermarket, and are a short drive from larger retail hubs like the Pavilions Shopping Centre.
Green Spaces: The property is near Kilbarrack Coast, offering coastal walks, and is a short drive to designs and parks such as Malahide Castle grounds, promoting an active lifestyle.
Hypothesis: The ongoing development and expansion of transport infrastructure in North Dublin, including potential future Luas extensions or improved bus services impacting the D13 area, could significantly enhance the connectivity and desirability of Clongriffin, leading to sustained property value growth beyond current market averages.
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.