88 Gleann Na Ri, Druid Valley, Cherrywood, Dublin 18, D18 X2YD
40 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 1 Bath · 57m² · Apartment
Market Position
Priced Within Local Sold Range
At €375,000, this home is priced within the typical range of 40 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
40 closed sales nearby · 9mo 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 €375,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
40 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the median of comparable sales. 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.
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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 10.6% 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
40
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±19%
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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 143 Gleann Na Ri, Valley Ave, Druid Valley Dublin 18, Dublin 18, Dublin | 2025-07-04 | 60m² | |
| Apartment 92, Gleann Na Ri, Druid Valley, Dublin | 2025-01-14 | 83m² |
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 Opportunity: With a BER rating of PENDING, there's a clear opportunity for improvement; upgrading from a potential 'D' rating (common in this age of property) to a 'B2' could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Size Efficiency: At 57m², this 2-bedroom, 1-bathroom apartment is a common configuration for the area, offering efficient living space but potentially limiting future resale appeal if larger units become more popular.
Value Optimization: The asking price of €375,000 for a 57m² apartment suggests a price per square meter of approximately €6,579, which is higher than the 1km median of €5,827, implying that any immediate improvements or desirable features would need to justify this premium.
Hypothesis: Given the BER is pending, a proactive buyer could leverage a pre-purchase energy audit to identify the most cost-effective upgrades, aiming to achieve a 'B1' or 'A3' rating for an estimated €10,000-€15,000 investment, which could yield €20,000-€30,000 in immediate value uplift and attract future buyers seeking lower running costs.
Amenities
Transport Connectivity: The area is well-served by Dublin Bus routes, with specific routes like 47 and 185 providing access to key areas, and the Cherrywood Luas stop (Green Line) is within proximity, offering excellent public transport options.
Educational Access: Nearby educational facilities include Rathmichael National School (within 1.5km) and local childcare options, catering to families looking for convenient schooling and early years care.
Lifestyle Amenities: Residents have access to retail and dining options at the nearby Cherrywood Business Park and the Park Carrickmines shopping centre, offering convenience for daily needs and leisure.
Hypothesis: The ongoing development and expansion of amenities within Cherrywood, including proposed retail, office spaces, and enhanced public transport links, will likely drive a 3-5% annual increase in property values in this specific micro-location over the next three years, making properties like this attractive for long-term capital growth.
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.