73 The Courtyard, Clonsilla, Dublin 15, D15 V1W2
17 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 3 Bath · Townhouse
Some listing details are missing · add them to improve the analysis
Market Position
Priced Above Local Sales
At €375,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
17 closed sales nearby · 25mo 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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
Statistical Confidence · High
17
Transactions Analysed
Within 5.0km
25 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 69 The Courtyard, Clonsilla Rd, Clonsilla Dublin 15, Dublin 15, Dublin | 2025-10-01 | 75m² | |
| 17 Fernleigh Drive, Carpenterstown, Dublin 15, Dublin | 2024-05-14 | — |
Transactions within a 5.0km radius and 36-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 Uncertainty: With a BER rating of SI_666 and 100% of comparable properties in the 1km radius also having an unknown BER, there's a lack of transparency regarding energy efficiency, which could impact long-term running costs.
Size Advantage: This 120m² townhouse is significantly larger than the average property size within a 1km radius (73.85m²), offering more living space and potentially a higher perceived value compared to smaller local offerings.
Upgrade Opportunity: Given the 100% 'Unknown' BER rating across nearby properties and a D-equivalent rating for SI_666, upgrading to a B2 BER could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Hypothesis: The prevalence of unknown BER ratings suggests a general lack of energy efficiency reporting in the local market. This presents an opportunity for proactive sellers to invest in BER upgrades, thereby differentiating their property and potentially commanding a premium over the 70.73% of houses in the 1km radius that are likely to have similar, unrated energy performance.
Amenities
Transport Connectivity: Clonsilla is served by Dublin Bus routes 39, 39A, and 220, providing direct access to Dublin city centre and surrounding areas, while the nearby Clonsilla train station offers a direct Commuter train service.
Educational Hub: The area boasts several educational institutions including Luttrellstown Community College and primary schools such as St. Patrick's Primary School and Scoil Oilibheir, catering to a range of age groups.
Local Conveniences: Residents have access to The Village at Allenton shopping centre for retail needs and St. Mary's Hospital and Blanchardstown Shopping Centre are within a short drive for healthcare and extensive shopping options.
Hypothesis: The ongoing development and planned infrastructure upgrades in the Dublin 15 area, particularly around public transport enhancements such as potential future Luas extensions, will likely increase the desirability and connectivity of Clonsilla, driving up property values as the area becomes more integrated into the wider Dublin transport network.
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.