7 Heather Park, Pairc Na Gloine, V93 RX47
47 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 3 Bed · 3 Bath · End of Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €265,000, 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.
47 closed sales nearby · 14mo 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 €265,000, 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 €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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 47 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €265,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
47 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has decreased 6.5% year-on-year, based on the trailing 24-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
47
Transactions Analysed
Within 3.0km
14 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 · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Sunnyhill Holiday Homes, Kenmare, Co Kerry, Kerry | 2025-10-01 | 113.7m² | |
| 1 Cromwell Court, Kenmare, Kerry, Kerry | 2025-01-15 | 122.7m² |
Transactions within a 3.0km radius and 24-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: Upgrading the C1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a strong return on investment.
Details
- Space Efficiency: With 120m² and 3 bedrooms/3 bathrooms, this property offers a generous 40m² per bedroom, aligning well with the median of 3 beds/2 baths in the 100km radius, indicating good internal space.
- Value Optimization Opportunity: Given the C1 BER and the property's estimated value being significantly higher than its asking price, focusing on energy efficiency upgrades could unlock substantial capital growth.
- Hypothesis: While the C1 BER is adequate, a strategic investment in insulation and heating upgrades, costing between €8,000-€12,000, could position this property to command a premium similar to B-rated homes in the local 10km radius, potentially adding €25,000-€30,000 to its sale value.
Amenities
Connectivity for Commuters: While specific routes are not provided for V93RX47, properties in similar 'outside Dublin' locations often benefit from Bus Éireann routes serving larger towns, and proximity to N-roads for car access.
Details
- Local Conveniences: Pairc Na Gloine typically implies proximity to essential services, likely including local shops, primary schools, and potentially a health centre within a 3-5km radius, contributing to daily convenience.
- Potential for Suburban Living: As an 'outside Dublin' location with 3 beds and 3 baths, this property suggests a family-oriented setting with access to local parks and potentially community centers, enhancing lifestyle appeal.
- Hypothesis: If this property is situated within a 5km radius of a thriving town centre with multiple bus routes and commuter services, its strong bedroom/bathroom count and current under-valuation could see it become a highly sought-after family home, attracting buyers willing to trade central Dublin proximity for more space and affordability.
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.