6 Crosbies Yard, Ossory Road, Dublin 3, D03 AT80
250 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 2 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €375,000, this home is priced within the typical range of 250 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
250 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 250 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €375,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
250 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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 increased 5.9% 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
250
Transactions Analysed
Within 1.5km
11 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 · 250 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Crosbies Yard, Ossory Rd, Dublin 3, Dublin 3, Dublin | 2025-09-19 | 72m² | |
| 188 Crosbie's Yard, Ossory Road, Dublin 3, Dublin | 2025-10-16 | 66m² |
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: The C2 BER rating suggests potential for improvement; upgrading to a B2 rating could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, while reducing annual energy costs by approximately €400-€700 compared to its current rating.
Details
- Size Efficiency: At 75 sqm for a 2-bedroom, 2-bathroom apartment, this property offers a comfortable and efficient living space, aligning with the average property size within 1km (86.13 sqm).
- Configuration Alignment: With 2 bathrooms for 2 bedrooms, the property offers a desirable configuration that matches the median of 1 bathroom in the 1km radius market over 180 days, but the property's 2 bathrooms provide a distinct advantage.
- Hypothesis: Given that 100% of properties within 1km over the last 180 days have an unknown BER rating, a proactive approach to BER certification and potential upgrades could provide a significant competitive advantage and appeal to environmentally conscious buyers, potentially commanding a value uplift exceeding upgrade costs.
Amenities
Transport Connectivity: The property is well-served by public transport, with Dublin Bus routes 1, 7, and 40 accessible within a 500m walk, and the Luas Red Line at the Smithfield stop approximately 1.5km away.
Details
- Local Lifestyle Hubs: Residents have convenient access to amenities such as the Lidl supermarket (600m), The Square Tallaght shopping centre (within 5km), and a variety of cafes and restaurants along the North Strand Road, offering a vibrant local scene.
- Healthcare Access: The property is located approximately 2km from the Mater Private Hospital and within a 3km radius of numerous GP clinics and pharmacies, ensuring excellent healthcare accessibility.
- Hypothesis: The concentration of new residential developments and the planned expansion of the Luas Green Line towards the northside, while not directly adjacent, could significantly enhance future connectivity and property values within a 3-5km radius over the next 5-10 years, making Ossory Road an area poised for further growth.
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.