7 Elmfield Green, Clare Hall, Clongriffin, Dublin 13, D13 N6C6
69 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €495,000, 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.
69 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 69 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
69 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 0.7% 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
69
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±9%
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 · 69 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 47 Elmfield Walk, Clare Hall, Dublin 13, Dublin 13, Dublin | 2025-01-10 | 92m² | |
| 31 Elmfield Way, Clarehall, Dublin, Dublin 13, Dublin | 2025-03-24 | 109m² |
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 Rating Impact: With a C3 BER rating, annual energy costs are estimated to be €1,400-€1,800, compared to €800-€1,200 for an A-rated property of similar size, representing a potential annual saving of €600-€1,000 for higher-rated homes.
Upgrade Potential: Improving the C3 BER rating to a B2 could cost approximately €7,000-€10,000, with a potential increase in property value of €10,000-€15,000, presenting a modest but positive return on investment.
Space Efficiency: The property offers 120m² of living space with 3 bedrooms and 2 bathrooms, a configuration that aligns with typical family needs and is competitive within the Dublin market.
Hypothesis: Given the C3 BER, investing in insulation and heating upgrades could significantly improve the property's long-term appeal and running costs, potentially bridging the value gap to the €525,000 median sale price for similar broad types within 1km over 180 days, making the €495,000 asking price more attractive post-improvement.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes, including routes 15, 27, 42, 43, 142, and 143, offering direct access to Dublin City Centre and surrounding areas.
Local Amenities: Residents have access to a range of retail options at the nearby Clare Hall Shopping Centre, featuring a Tesco supermarket, as well as numerous local shops and services within walking distance.
Healthcare Access: St. Colmcille's Hospital and Beaumont Hospital are accessible via public transport, with numerous local pharmacies and GP clinics also present in the vicinity.
Hypothesis: The combination of frequent Dublin Bus routes serving the area and the proximity to Clare Hall Shopping Centre, a significant local retail hub, positions this property favorably for buyers prioritizing convenience and access to daily services, potentially commanding a slight premium compared to areas with less developed local infrastructure.
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.