81 Seapark Drive, Clontarf, Dublin 3, D03 D375
15 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 3 Bed · 2 Bath · 96m² · End of Terrace
Market Position
Below Typical Sale Prices
At €650,000, 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.
15 closed sales nearby · 5mo 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €650,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
5 months
Data Freshness
Most recent sale age
±16%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 53 Seapark Dr, Clontarf, Dublin, Dublin 3, Dublin | 2025-12-17 | 99m² | |
| 279 Clontarf Rd, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-07-04 | 143m² |
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
BER Upgrade Investment: With an E2 BER rating, upgrading to a B2 rating could cost an estimated €15,000-€25,000, yet potentially increase the property's value by €25,000-€40,000, presenting a clear investment opportunity.
Details
- Significant Energy Savings: An E2 BER rating translates to estimated annual energy costs of €2,500-€3,500 for this 96m² property, considerably higher than the €1,000-€1,500 for a comparable B-rated home, offering substantial savings post-upgrade.
- Efficient Layout for Location: At 96m², this 3-bedroom, 2-bathroom end-of-terrace property is more compact than the average 133m² property sold within a 1km radius, offering a more manageable size in a highly sought-after area.
- Hypothesis: The property's E2 BER rating, while a drawback, positions it as an ideal candidate for targeted energy efficiency improvements, which would not only drastically reduce running costs but also significantly enhance its market appeal and align it with the growing demand for sustainable homes in Clontarf.
Amenities
Exceptional Transport Connectivity: The property boasts excellent access to transport, located within 2km of Clontarf Road DART Station and conveniently served by Dublin Bus routes such as the 130, H1, H2, and H3 on the nearby Clontarf Road and Howth Road, ensuring direct city centre links.
Details
- Premier Educational Facilities: Families benefit from proximity to highly-regarded institutions including Belgrove National Schools (within 1km) and Mount Temple Comprehensive School, offering top-tier educational options right on the doorstep.
- Vibrant Lifestyle and Green Spaces: Residents enjoy immediate access to the iconic Clontarf Promenade for scenic walks and cycles, alongside the extensive St Anne's Park (within 1.5km) offering diverse recreational activities, cafes like Olive's Room, and a bustling market.
- Hypothesis: The unique blend of coastal living, premier educational institutions, and expansive green spaces like St Anne's Park within Clontarf creates an enduring lifestyle premium, fostering strong demand and long-term value appreciation for family homes in this specific micro-location, irrespective of minor property-level compromises.
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.