7 Barnwell Avenue, Hansfield, Clonsilla, Co. Dublin, D15 X93F
38 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 3 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €475,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
38 closed sales nearby · 9mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 38 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
38 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
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 8.6% 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.
Financial Exposure · 25% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€475,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
38
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±14%
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 · 38 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Barnwell Green, Ongar, Dublin 15, Dublin 15, Dublin | 2025-12-05 | 98m² | |
| 10 Barnwell Ave, Hansfield, Ongar Dublin 15, Dublin 15, Dublin | 2025-08-28 | 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 B1 Advantage: With a B1 BER rating, this property is likely to have significantly lower annual energy costs of approximately €1,200-€1,600 compared to a D-rated property of similar size, which could range from €1,800-€2,200 annually.
Space Efficiency: At 120m² with 3 bedrooms and 3 bathrooms, the property offers a generous 40m² per bedroom and a 1:1 bathroom-to-bedroom ratio, indicating good space utilization and modern configuration.
Value Optimization Potential: Upgrading from B1 to an A-rated BER could involve costs of €6,000-€10,000 and may potentially increase property value by €10,000-€15,000, representing a reasonable return on investment.
Hypothesis: Given the B1 BER rating, further investment in energy efficiency upgrades, such as enhanced insulation or solar panel installation, could position this property to command a premium of 5-8% over similarly sized B1 rated properties in the area.
Amenities
Transport Hub Proximity: The area is served by Dublin Bus routes 25, 66, and 67, providing direct links to Dublin city centre and surrounding areas, with potential access to the Luas Red Line at nearby stops like Grange Castle.
Educational Access: Key educational facilities include Scoil Oilibheir Naofa and Hansfield Educate Together National School within a 1km radius, along with secondary options like Hartstown Community School, catering to families.
Local Convenience Hub: Residents have access to local retail at The Village Centre, Blanchardstown Shopping Centre approximately 3km away, and essential services including Connolly Hospital nearby, ensuring daily needs are met.
Hypothesis: The ongoing development and expansion of the Hansfield area, including planned infrastructure upgrades and new amenities, suggest that properties in this vicinity, like 7 Barnwell Avenue, are well-positioned for future value appreciation driven by enhanced local liveability.
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.