7 Clogher Road, Dublin 12, Crumlin, Co. Dublin, D12 E6K7
102 homes sold nearby. See what they went for — and what to bid on this one.
€399,950 · 2 Bed · 1 Bath · 120m² · 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.
102 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 €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 102 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
102 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 decreased 2.3% 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
102
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 · 102 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 75 Kildare Road, Crumlin, Dublin 12, Dublin 12, Dublin | 2026-01-13 | 72m² | |
| 10 Slane Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-01-23 | 75m² |
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
Energy Inefficiency: The 'SI_666' BER rating indicates a poor energy performance, likely resulting in annual energy costs of €1,800-€2,200, compared to an estimated €800-€1,200 for B-rated properties of similar size.
Upgrade Opportunity: Improving from a 'SI_666' BER rating to a B2 could cost an estimated €8,000-€12,000 but could increase the property's value by €15,000-€20,000.
Space Configuration: With 120m² and only 2 bedrooms and 1 bathroom, this property is less space-efficient than typical family homes, potentially limiting its appeal and resale value in an area with higher demand for 3+ bedroom properties.
Hypothesis: The significant discount in asking price compared to estimated value, coupled with the poor BER rating, suggests an opportunity for a savvy investor to undertake a comprehensive renovation and energy upgrade, transforming it into a highly desirable property with substantial capital growth potential, provided the internal layout can be optimized for modern living.
Amenities
Connectivity Hub: This property is well-served by Dublin Bus routes 151, 56A, and 77A, offering direct access to Dublin city centre and surrounding suburbs.
Local Essentials: Residents have convenient access to local shopping at Crumlin Shopping Centre, with numerous pharmacies and GP clinics nearby including Allcare Pharmacy and Dr. O'Connor's Practice.
Green Spaces: The property is within walking distance to Pearse Park and a short drive to the vast recreational space of Phoenix Park, offering ample opportunities for outdoor activities.
Hypothesis: The area's improving connectivity, with potential future infrastructure developments hinted at by the median sale price increase within 3km, combined with the availability of essential local amenities, positions this location for sustained growth, especially if it becomes a focal point for urban regeneration initiatives.
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.