7 Thormanby Road, Howth, Co Dublin, D13 DC89
24 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 3 Bed · 1 Bath · 124m² · End of Terrace
Market Position
Below Typical Sale Prices
At €750,000, 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.
24 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 €750,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
24 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 2.8% year-on-year, based on the trailing 24-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
24
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±17%
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 · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Balkill Park, Howth, Dublin 13, Dublin 13, Dublin | 2024-07-12 | 116m² | |
| 62 Balglass Rd, Howth, Dublin, Dublin 13, Dublin | 2025-07-09 | 116m² |
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
Significant BER Upgrade Cost: To improve from a G BER rating to a B2, a substantial investment of approximately €15,000-€20,000 is estimated, which could increase the property's value by €20,000-€25,000.
Below Average Size for Area: This 124 sqm property is smaller than the average property size of 162.6 sqm sold within a 1km radius over the past 180 days, suggesting it may be less competitive for buyers seeking larger homes.
Limited Bathrooms: With only one bathroom, this property is below the median of 2 bathrooms recorded for properties sold within a 1km radius over the last 180 days, potentially hindering its appeal to families or multiple occupants.
Hypothesis: The consistent 100% BER unknown rate across all market radii suggests a widespread neglect of energy efficiency reporting, creating a potential arbitrage opportunity where a property with an improved BER rating could significantly outperform its peers in terms of saleability and value, especially as regulatory focus shifts.
Amenities
Excellent DART Connectivity: The property is well-served by the DART with Howth Station located approximately 1.5km away, offering direct links to Dublin city center.
Local Bus Services: Dublin Bus routes 31, 31a, and 32 are accessible from nearby stops, providing convenient public transport options for local travel and commutes.
Proximity to Coastal Amenities: Residents have easy access to Howth Harbour, numerous cliff walk trails, and a vibrant culinary scene with restaurants like Beshoff Bros and Aqua Restaurant within a 2km radius.
Hypothesis: The strong public transport links to Dublin city, combined with the highly desirable coastal lifestyle amenities of Howth, create a premium location that could see sustained value appreciation, particularly if planned local infrastructure upgrades, such as enhancements to the coastal walkway, come to fruition.
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.