8 clarinda house, clarinda park west, dun laoghaire, co dublin, a96 yf76
84 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 1 Bath · 73m² · Apartment
Market Position
Below Typical Sale Prices
At €495,000, 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.
84 closed sales nearby · 10mo 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 84 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
84 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.6% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
84
Transactions Analysed
Within 1.5km
10 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 · 84 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 8, Clarinda House, Clarinda Park West, Dublin | 2025-12-01 | 73m² | |
| Apt 24, Adelphi House, Upper Geogres Street, Dublin | 2025-01-31 | 87m² |
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
Energy Efficiency Advantage: With a C1 BER rating, this apartment offers excellent energy efficiency, potentially saving €1,000-€1,400 annually on energy costs compared to a D-rated property of similar size, which typically incurs €1,800-€2,200 annually.
Details
- Generous Proportions: At 73m², this 2-bedroom apartment offers significantly more space than the average 50m² for 2-bedroom properties sold within a 1km radius in the last 30 days, providing a spacious living environment for its configuration.
- Configuration Alignment: The property's 2-bedroom layout aligns with the median bedroom count for recent sales in the 1km radius (2 beds over 30 days), though its single bathroom is below the 2-bathroom median common in the wider local market.
- Hypothesis: While the C1 BER provides good energy efficiency, a strategic investment in minor upgrades to achieve a B-rated BER could not only further reduce energy expenditure but also enhance market appeal, potentially adding €5,000-€10,000 to the property's value by appealing to a wider pool of energy-conscious buyers.
Amenities
Exceptional Connectivity: The property benefits from immediate access to Dun Laoghaire DART station (approx. 500m), offering direct rail links to Dublin city centre, complemented by frequent Dublin Bus routes including the 7, 7A, and 46A services within a 200m walk.
Details
- Vibrant Lifestyle Hub: Located steps from Dun Laoghaire town centre, residents enjoy a wealth of amenities including the People's Park (200m), Dun Laoghaire Pier (500m), IMC Cinema (300m), and diverse dining options on George's Street, ensuring a high quality of life.
- Family & Healthcare Access: The area offers excellent access to educational institutions like Dun Laoghaire ETB (DLFE) and local primary schools, with St. Michael's Hospital (700m) and numerous pharmacies ensuring comprehensive healthcare access for residents.
- Hypothesis: The continuous investment in public spaces like the Dun Laoghaire seafront and the vibrant commercial activity along George's Street will further solidify the area's desirability, enhancing property values for well-located residences by attracting individuals seeking a blend of urban convenience and coastal lifestyle, potentially leading to an additional 2-3% annual appreciation.
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.