83 The Thatch Road, Dublin 9, Beaumont, Dublin 9, D09 YY65
75 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 1 Bath · 99m² · Terrace
Market Position
Below Typical Sale Prices
At €450,000, 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.
75 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 75 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
75 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 3.9% 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
75
Transactions Analysed
Within 1.5km
12 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 · 75 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 47 Glenshesk Rd, Whitehall, Dublin 9, Dublin 9, Dublin | 2025-04-07 | 103m² | |
| 33 Glenshesk Rd, Whitehall, Dublin 9, Dublin 9, Dublin | 2024-12-10 | 71m² |
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
Significant BER Upgrade Opportunity: Upgrading this D2 BER to a B2 rating would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, representing a prudent investment.
Size Efficiency Potential: While 99.0m² is a decent size, a comparison to the median sale price of €566,944 for similar broad property types within 1km suggests an opportunity to maximize value through efficient internal layout optimization.
Condition Optimization: The D2 BER rating indicates potential for significant energy cost savings through insulation, window upgrades, and heating system improvements, which could reduce annual energy bills by an estimated €1,000-€1,400 compared to lower-rated properties.
Hypothesis: Given the D2 BER rating and the median sale price of €566,944 for similar broad property types within 1km, there is a distinct market incentive for properties with superior energy efficiency. Investing in BER upgrades could not only yield a direct capital return but also enhance long-term appeal and reduce operating costs, potentially bridging the gap between its current estimated value and higher-performing comparables.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 27, 27A, and 42, providing direct access to Dublin City Centre within approximately 30 minutes.
Comprehensive Local Services: Residents have convenient access to Beaumont Hospital (1.5km), Omni Shopping Centre (2km) with its array of retail outlets, and numerous local pharmacies and GP clinics within a 1km radius.
Strong Educational Footprint: The property is within catchment for highly-rated schools including Mary Help of Christians National School (600m) and St. Aidan's Community School (1km), ensuring excellent educational options.
Hypothesis: The proximity to major arterial routes like the M50 and proximity to established amenities such as the Omni Shopping Centre and Beaumont Hospital, which are hubs of activity, suggests that future infrastructure developments or increased service provision in the immediate vicinity of The Thatch Road could further enhance local property values by increasing desirability and convenience.
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.