6 Belfry Meadows, Citywest, Dublin 24
29 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 2 Bed · 1 Bath · 54m² · Apartment
Market Position
Priced Above Local Sales
At €250,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
29 closed sales nearby · 8mo 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 €250,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
29 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 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.6% 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
29
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 136 Belfry Hall, Citywest Rd, Citywest, Dublin 24, Dublin | 2025-11-03 | 70m² | |
| 5 Belfry Hall, Citywest Rd, Citywest Dublin 24, Dublin 24, Dublin | 2025-03-26 | 60m² |
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 C2 Impact: The C2 BER rating suggests potential for future energy cost savings with upgrades; an upgrade to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while current annual energy costs are likely €1,400-€1,800 versus €800-€1,200 for B-rated homes.
Details
- Compact Living: At 54m², this 2-bed apartment is smaller than the 1km 180-day average property size of 78.1m², indicating efficient use of space but potentially less living area compared to typical nearby homes.
- Value Optimization: Given the asking price of €250,000 and the estimated value of €227,627, investing in BER improvements could be a key strategy to not only reduce running costs but also to align the property's appeal more closely with the higher-valued properties in the area.
- Hypothesis: While the current C2 BER is adequate, targeting an upgrade to a B1 or A3 rating for this 54m² apartment, costing approximately €10,000-€15,000, could unlock a future resale value premium of €20,000-€25,000, particularly as the 1km 180-day BER unknown percentage is 100%, indicating a market where BER is likely a key differentiator for future sales.
Amenities
Luas Connectivity: The property is well-served by public transport, with the Luas Red Line accessible at the Fortunestown stop (approximately 1km), facilitating efficient travel to Dublin city centre.
Details
- Local Retail Hub: Nearby retail options include The Square Tallaght (approximately 3km), offering a wide range of shops, supermarkets, and services, catering to daily needs.
- Educational Proximity: The area benefits from proximity to educational facilities such as Citywest Educate Together National School (approximately 1.5km) and Coláiste Bríde (approximately 3.5km), providing options for families.
- Hypothesis: The strategic location of Citywest, with its direct Luas Red Line access and proximity to major employment hubs like Grange Castle Business Park (approximately 4km), suggests that future demand will continue to be driven by professionals seeking a balance between suburban living and convenient city access, potentially increasing property values in the coming years.
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.