83 Brandon Road, Dublin 12, Drimnagh, Co. Dublin, D12 X9P2
52 homes sold nearby. See what they went for — and what to bid on this one.
€499,950 · 4 Bed · 2 Bath · End of Terrace
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Market Position
Priced Within Local Sold Range
At €499,950, this home is priced within the typical range of 52 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
52 closed sales nearby · 11mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €499,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €499,950, 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.
€24,998
That's what overbidding by just 5% on a €499,950 home costs you — before interest.
A €19 check before a €499,950 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 52 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
52 verified closed sales within 1.5km · 18 months.
Asking price sits marginally below the median of comparable sales.
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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.7% 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
52
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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 · 52 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 135 Brandon Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-02-17 | — | |
| 102 Comeragh Rd, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-02-11 | — |
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 Rating Limitation: The SI_666 BER rating (assuming it's a low rating like D or E) indicates potential for significant energy cost savings; an upgrade to a B2 rating could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Spacious Layout: With 120.0m² of living space and 4 bedrooms, this property offers a larger than average footprint for its immediate area, potentially commanding a premium compared to smaller 3-bedroom homes.
Value Optimization Opportunity: Given the 1km_180d_price_std of €96,038, significant property upgrades could unlock substantial value, particularly if focusing on kitchen, bathroom, and energy efficiency improvements to align with higher-value sales within the local market.
Hypothesis: Based on the average asking price within 1km (€393,907) and the property's current estimated value (€541,436.75), the SI_666 BER rating is likely a significant factor suppressing its value; addressing this through insulation, window upgrades, and potentially a new heating system could bring its actual sale price closer to its estimated value and higher than the immediate sale comparables.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 18, 40, 79, and 79A, offering direct access to Dublin city centre and surrounding areas, with the Red Line Luas at Kylemore and Red Cow stops within a 2km radius.
Local Amenities Richness: Residents have convenient access to The Square Shopping Centre (2km), along with numerous local shops and supermarkets, and a variety of restaurants and cafes in the Drimnagh and Walkinstown areas.
Healthcare and Education Access: Proximity to St. James's Hospital and Crumlin Children's Hospital provides excellent healthcare access, while St. Agnes's Junior School and Assumption Grammar School are within walking distance for educational needs.
Hypothesis: The recent increase in sales volume within a 0.5km radius (32 sales over 180 days) despite the property's asking price being above local medians, suggests that the combination of robust local amenities and its position within Dublin 12 continues to drive demand for family homes in this area.
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.