7 Glenomena Park, Booterstown, Blackrock, Co. Dublin, Booterstown, Co. Dublin, A94 YX99
44 homes sold nearby. See what they went for — and what to bid on this one.
€1,150,000 · 4 Bed · 2 Bath · 148m² · Semi-D
Market Position
Priced Within Local Sold Range
At €1,150,000, this home is priced within the typical range of 44 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
44 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 €1,150,000, 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 €57,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,150,000, 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.
€57,500
That's what overbidding by just 5% on a €1,150,000 home costs you — before interest.
A €19 check before a €1,150,000 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 44 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
44 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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 0.8% 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
44
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±19%
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 · 44 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Ashfield Park, Stillorgan Road, Donnybrook, Dublin | 2025-07-30 | 142m² | |
| 20 Glenomena Park, Donnybrook, Dublin 4, Dublin 4, Dublin | 2025-03-06 | 101.4m² |
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 Potential: The D2 BER rating necessitates significant upgrades; estimated costs to achieve a B2 rating range from €8,000 to €12,000, potentially increasing property value by €15,000 to €20,000, representing a profitable investment.
Size Advantage: At 148.0m², this semi-detached house is larger than the average property size of 128.9m² sold within a 3km radius in the last 180 days, offering a space advantage.
Value Optimization Opportunity: Given the D2 BER rating and a D2 classification is common in this area (100% of properties have unknown or D-rated BERs in last 180 days within 1km), proactive energy efficiency upgrades can differentiate this property, potentially commanding a premium over similarly rated homes.
Hypothesis: Investing in a BER upgrade from D2 to B2 could unlock a 7-10% increase in saleable value for this property, as it would elevate it above the median BER quality of properties in the immediate 1km radius, positioning it as a more desirable and future-proof option for discerning buyers.
Amenities
Exceptional Connectivity: The area is well-served by Dublin Bus routes 7, 46A, and 47, with Booterstown DART station approximately 800m away, providing direct access to Dublin city center and surrounding suburbs.
Prime Educational Hub: Proximity to renowned institutions including St. Andrew's College (1.2km), Blackrock College (1.5km), and UCD Belfield campus (2.5km) offers significant appeal to families and students.
Vibrant Local Lifestyle: Residents benefit from a short walk to Blackrock village, offering a wide array of restaurants, cafes like Olivetto and The Butler's Pantry, and essential shopping at Blackrock Shopping Centre, including a large SuperValu.
Hypothesis: The concentration of high-achieving educational institutions and direct DART access to employment hubs will continue to drive demand and maintain property values in this postcode, creating a sustainable 'premium' for properties offering convenience and quality of life, potentially increasing their value by 5-8% annually.
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.