62 Cooley Road, Dublin 12, Drimnagh, Dublin 12, D12 TK44
53 homes sold nearby. See what they went for — and what to bid on this one.
€399,950 · 3 Bed · 3 Bath · 120m² · End of Terrace
Market Position
Below Typical Sale Prices
At €399,950, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
53 closed sales nearby · 12mo 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 €399,950, 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 €19,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,950, 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.
€19,998
That's what overbidding by just 5% on a €399,950 home costs you — before interest.
A €19 check before a €399,950 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 53 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
53 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 increased 2.6% 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
53
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±15%
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 · 53 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 59 Dromard Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-04-17 | 76m² | |
| 28 Cooley Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-08-18 | 87m² |
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 C Rating Impact: A 'C' BER rating suggests moderate energy efficiency; upgrading to a 'B2' could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while current annual energy costs are estimated between €1,500-€1,900, compared to €800-€1,200 for B-rated properties.
Spacious Living Area: With 120m² of living space, this end-of-terrace property offers a generous size relative to the average three-bedroom dwelling in Dublin, providing ample room for families or those seeking more space.
Value Optimization Opportunity: Given the property's current BER rating and size, focusing on energy efficiency upgrades to a 'B' rating could unlock significant value, potentially increasing its appeal and marketability to a wider buyer pool.
Hypothesis: The 'C' BER rating, while not poor, presents a clear opportunity for value enhancement. Investments in insulation and efficient heating systems could not only reduce annual running costs by an estimated €700-€1,100 but also position the property more competitively against newer or more energy-efficient homes in the area.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 25, 66, and 67, providing direct access to key city locations and commuting corridors.
Local Amenities Abound: Residents have convenient access to essential services including St. Mary's Primary School (within walking distance), SuperValu Blackrock (3km drive), and St. James's Hospital (4km drive).
Walkable Neighbourhood: The area offers good walkability, with local parks like Larkfield Park (500m) providing green space, and a variety of local shops and cafes within a 1km radius.
Hypothesis: The presence of established bus routes, proximity to educational facilities, and accessible local retail suggests a neighbourhood that is well-integrated into Dublin's urban fabric, making it appealing for families and commuters seeking convenience without the premium of a more central location.
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.