70 Kincora Court, Clontarf, Dublin 3, D03 Y5H2
11 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 2 Bed · 2 Bath · 74m² · Bungalow
Market Position
Priced Within Local Sold Range
At €575,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 9mo 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 €575,000, 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 €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price aligns with 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
Statistical Confidence · High
11
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±20%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 88 Kincora Court, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-08-20 | 41.8m² | |
| 113a Seapark Dr, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-07-31 | 35.8m² |
Transactions within a 3.0km 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
Energy Efficiency Investment Opportunity: With a B3 BER rating, upgrading to an A-rated property could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a good return on investment.
Optimised Living Space: The 74m² bungalow with 2 bedrooms and 2 bathrooms offers a functional layout for its size, with the potential for minor renovations to enhance space efficiency and modern appeal.
Value Enhancement Potential: While the BER B3 is good, achieving an A-rating through targeted insulation and heating upgrades could unlock further value and appeal, costing an estimated €8,000-€12,000 for potential savings of €1,000-€1,400 annually compared to a D-rated property.
Hypothesis: The B3 BER rating, while respectable, represents a mid-tier performance; focused investment in solar panels and enhanced insulation for an estimated €8,000-€12,000 could elevate it to an A-rating, potentially adding €15,000-€20,000 to its market value and significantly reducing annual energy costs.
Amenities
Excellent Transport Hub: This location is served by Dublin Bus routes 15, 27, and 42, with the DART station at Clontarf Road approximately 1.5km away, providing direct access to the city centre and surrounding areas.
Convenient Local Services: Residents benefit from proximity to local amenities including the Art and Hobby Clontarf, Tesco Superstore, and numerous cafes and restaurants along the Clontarf Road, all within a 1km radius.
Family-Focused Environment: The area boasts several well-regarded educational facilities such as Belgrove Primary School (800m) and Holy Faith Secondary School (1.2km), alongside numerous parks like St. Anne's Park (1.8km) for recreation.
Hypothesis: The combination of direct bus routes and the nearby DART station at Clontarf Road (1.5km), coupled with the high density of family-oriented amenities and green spaces, positions Clontarf as a highly desirable and resilient location for long-term property value retention and growth.
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.