88 Cois Inbhir, Beaverstown Road, Donabate, Co. Dublin, K36 KF76
3 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 2 Bed · 3 Bath · 66m² · Townhouse
Market Position
Priced Above Local Sales
At €345,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 20mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 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.
Financial Exposure · 20% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€345,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 86 Cois Inbhir, Beaverstown Rd, Donabate, Dublin | 2024-04-24 | 70m² | |
| 25 Malahide Marina Village, Malahide, County Dublin, Dublin | 2024-10-31 | 117m² |
Transactions within a 5.0km radius and 36-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 Potential: Improving the C2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €800-€1,200 compared to its current rating.
Compact Living: At 66m², this townhouse is smaller than the average property size of 119m² within a 1km radius over 180 days, suggesting efficient but potentially less spacious living.
Configuration Mismatch: While having 3 bathrooms for 2 bedrooms is generous, it's higher than the median of 3 bathrooms for 3 bedrooms in the 1km radius, potentially indicating a less typical layout that may affect resale appeal.
Hypothesis: The higher than average bathroom count relative to bedrooms, combined with the smaller square footage compared to local norms, might position this property as a niche offering appealing to specific buyer profiles rather than broad family appeal, potentially limiting long-term capital growth compared to larger, more conventionally configured homes.
Amenities
Transport Hub Potential: Donabate is served by train services from Donabate Station, offering direct links to Dublin city centre, and is also accessible via Dublin Bus routes 33, 33a, and 33b, facilitating commuter access.
Local Education & Retail: The area features St. Patrick's National School and Donabate Community College, along with local amenities such as Donabate Village shops and a Lidl supermarket within close proximity.
Recreational Access: Residents have access to the Estuary Walk and the coastal path, providing excellent opportunities for outdoor activities and leisure, enhancing the quality of life.
Hypothesis: The ongoing development of the Donabate town centre, including planned retail and residential expansions, alongside potential improvements to public transport connectivity (e.g., more frequent bus services or enhanced DART access), is likely to drive a 3-5% increase in property values within a 1km radius over the next two years.
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.