67 benbulbin road, dublin 12, drimnagh, dublin 12, d12 f9cr
110 homes sold nearby. See what they went for — and what to bid on this one.
€349,950 · 2 Bed · 1 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €349,950, 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.
110 closed sales nearby · 10mo 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 €349,950, 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 €17,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,950, 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.
€17,498
That's what overbidding by just 5% on a €349,950 home costs you — before interest.
A €19 check before a €349,950 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 110 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €349,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
110 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 size-adjusted median, 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 2.4% 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
110
Transactions Analysed
Within 1.5km
10 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 · 110 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 348 Mourne Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-08-20 | 83m² | |
| 17 Benbulben Avenue, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-12-12 | 96m² |
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 Opportunity: Upgrading the D1 BER to B2 would cost an estimated €8,000-€12,000, yet could increase property value by €15,000-€20,000, significantly improving its market appeal and energy efficiency.
Details
- Energy Cost Savings: Currently, annual energy costs for a D1-rated property of this size are estimated at €1,800-€2,200, but could be reduced to €800-€1,200 annually with BER improvements to a B-rating.
- Generous Proportions: At 120m², this terrace property offers significantly more space than the average property size of 84m² within a 1km radius, providing ample living area for its 2-bedroom configuration.
- Hypothesis: The property's substantial size relative to area averages, combined with the potential for value-adding BER upgrades, positions it as an ideal candidate for buyers seeking to invest in a larger home with future equity growth.
Amenities
Excellent Connectivity: The property boasts strong transport links, with direct access to Dublin Bus routes like the 122 and 123 providing frequent services to Dublin City Centre, alongside the Luas Red Line accessible at Goldenbridge stop, approximately 1.5km away.
Details
- Family-Friendly Hub: The area is well-served by reputable educational facilities including Our Lady of Good Counsel GNS and Drimnagh Castle CBS, complemented by local childcare options and green spaces like Drimnagh Memorial Park, making it ideal for families.
- Convenient Local Services: Residents benefit from proximity to essential shopping at Crumlin Shopping Centre and various local shops on Drimnagh Road, alongside easy access to comprehensive healthcare services at nearby St. James's Hospital.
- Hypothesis: The established network of specific public transport options, combined with a strong array of educational and lifestyle amenities, suggests a resilient demand from families and commuters, fostering long-term community stability and property value in Drimnagh.
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.