81 Dean Swift Road, Glasnevin, Dublin 11, D11 R263
13 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 1 Bath · 87m² · Detached
Market Position
Priced Within Local Sold Range
At €475,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 12mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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 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 · High
13
Transactions Analysed
Within 3.0km
12 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2a Walnut Rise, Griffith Ave, Drumcondra Dublin 9, Dublin 9, Dublin | 2025-12-05 | 172m² | |
| 96a Griffith Road, Finglas, Dublin 11, Dublin 11, Dublin | 2025-01-30 | 99m² |
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
BER Improvement Opportunity: Upgrading the E2 BER rating to a C2 could cost approximately €7,000-€10,000 and potentially add €12,000-€18,000 in property value, offering a strong return on investment.
Space Efficiency: At 87m², this 3-bedroom detached house is 13.5% smaller than the average property size of 100.4m² within a 1km radius over the last 180 days, suggesting a more compact living space.
Value Optimization: The current BER E2 rating suggests annual energy costs of approximately €1,900-€2,500, compared to €1,000-€1,500 for a comparable C-rated property, highlighting a significant opportunity for cost savings through upgrades.
Hypothesis: The prevalence of properties with unknown BER ratings (100% within 1km over 90 and 180 days) implies a market where BER is not consistently disclosed or considered, creating a potential advantage for sellers who invest in energy efficiency upgrades, as this could become a key differentiator and command a premium over time.
Amenities
Transport Connectivity Hub: This property is served by Dublin Bus routes 17, 36, and 40, providing direct access to Dublin city centre and surrounding areas, alongside proximity to the M1 and M50 motorways.
Local Retail and Services: Residents have convenient access to Lidl Finglas (1km), Charlestown Shopping Centre (2km) with its various shops and cinema, and a range of local pharmacies and medical centres.
Educational and Recreational Access: The property is within a 1.5km radius of multiple primary schools including St. Kevin's Boys National School and St. Michael's Holy Faith Girls National School, and is less than 2km from the vast recreational space of the Phoenix Park.
Hypothesis: The ongoing development and expansion of the nearby Charlestown area, including potential new retail and leisure facilities, combined with improved public transport links being considered for the broader North Dublin region, could significantly enhance the long-term desirability and value of properties like 81 Dean Swift Road by improving its connectivity and local amenity offering.
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.