65 Croydon Park Avenue, Marino, Dublin 3, D03 A2V3
150 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 3 Bed · 2 Bath · 109m² · Terrace
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 150 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
150 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 €695,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 150 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €695,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
150 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 increased 5% 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
150
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 · 150 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 45 Croydon Park Ave, Marino, Dublin 3, Dublin 3, Dublin | 2025-04-04 | 86m² | |
| 53 Casino Rd, Marino, Dublin 3, Dublin 3, Dublin | 2025-02-04 | 100m² |
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 Improvement Opportunity: A BER C2 rating for a 109sqm property could see potential value increase by €15,000-€20,000 with an investment of €8,000-€12,000 to reach a B2 rating.
Details
- Sizable Living Space: At 109.0m², this property offers a larger living area than the average property size of 92.73m² within a 1km radius over the last 180 days, providing more usable space.
- Optimization Potential: With 2 bathrooms for 3 bedrooms, the configuration is reasonable, but optimizing living spaces and potentially adding a second bathroom could further enhance market appeal and value, especially given the 1km median of 1 bathroom.
- Hypothesis: Given that 100% of properties in the 1km radius have an unknown BER rating in the provided data, the C2 rating, while not top-tier, provides a clear benchmark for potential upgrades. Investing in upgrades to achieve a B2 or A3 rating could position this property at a significant premium against an unknown standard, potentially capturing an additional 5-10% of its current estimated value through energy efficiency gains.
Amenities
Excellent Connectivity: The property is well-served by Dublin Bus routes 15, 27, 42, and 43, with the DART station at Clontarf Road (1.5km) and the Luas Red Line at Connolly (2.5km) offering wider city access.
Details
- Local Conveniences: Residents have access to numerous amenities including St. Aidan's Primary School (500m), Marino Institute of Education (800m), SuperValu Marino (700m), and the Royal Hospital Donnybrook (2km).
- Walkable Community: The Marino area boasts a high walkability score, with amenities like Griffith Park (600m), local cafes, and shops easily accessible on foot, enhancing daily convenience.
- Hypothesis: The concentration of educational facilities like St. Aidan's Primary School and Marino Institute of Education within a 1km radius, combined with good transport links to central Dublin, suggests that this area will continue to see sustained demand from families and young professionals, potentially driving further property value appreciation due to its well-rounded offering.
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.