7 The Drive, Station Manor, Portmarnock, Dublin 13, D13 YP6H
7 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 3 Bed · 3 Bath · 113m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 8mo recency · Moderate 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 The Green, Station Manor, Station Road, Dublin 2, Dublin | 2024-12-20 | 113m² | |
| 18 The Crescent, St Marnock's Bay, Station Road, Dublin | 2025-11-17 | 162m² |
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 Advantage: With an A3 BER rating, this property offers excellent energy efficiency, resulting in estimated annual energy costs of €800-€1,200, which is approximately €1,000-€1,400 less than comparable D-rated properties of similar size in the area.
Space Optimisation: Measuring 113m² with 3 bedrooms and 3 bathrooms, this property offers a good balance of living space and amenities, representing a well-configured layout for a modern family or couple seeking comfortable accommodation.
Value Enhancement Potential: While already A3 rated, further minor enhancements like improved insulation in the attic or upgrading to LED lighting could potentially increase the property's appeal and add an estimated €5,000-€10,000 in market value.
Hypothesis: The A3 BER rating, while strong, suggests a missed opportunity for optimization compared to potential A1 or A2 ratings. Investing €3,000-€6,000 in enhanced insulation and smart home technology could elevate the BER to A2, potentially increasing the property's resale value by €15,000-€25,000 and further reducing annual energy bills by another €200-€400.
Amenities
Transport Links: The property is well-connected by Dublin Bus routes 43 and 142, providing direct access to Dublin City Centre and Beaumont Hospital, with the Portmarnock DART station (approx. 1.5km) offering swift rail transit.
Local Conveniences: Residents have easy access to The Square Shopping Centre in Tallaght (though this is a significant distance), and more locally, to the shops and services in Portmarnock village, including Dunnes Stores and local pharmacies.
Family & Lifestyle Facilities: The area is served by St. Helen's Primary School and Portmarnock Community School, along with numerous parks like Portmarnock Beach and Father Collins Park within a short drive, fostering a family-friendly environment.
Hypothesis: The absence of a Luas stop within a 3km radius, combined with reliance on specific bus routes (43, 142) and the DART, may limit the appeal for commuters prioritizing multimodal transport options, potentially contributing to a slight undervaluation compared to areas with direct Luas access, despite the proximity to coastal amenities.
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.