88 Mount Prospect Avenue, Clontarf, Dublin 3, Co. Dublin, Clontarf, Dublin 3, D03 EW66
55 homes sold nearby. See what they went for — and what to bid on this one.
€1,600,000 · 4 Bed · 4 Bath · 243m² · Semi-D
Market Position
Priced Above Local Sales
At €1,600,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
55 closed sales nearby · 8mo 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 €1,600,000, 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 €80,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,600,000, 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.
€80,000
That's what overbidding by just 5% on a €1,600,000 home costs you — before interest.
A €19 check before a €1,600,000 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 55 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,600,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
55 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. 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.
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 decreased 3% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 18% 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
€1,600,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
55
Transactions Analysed
Within 1.5km
8 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 · 55 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 107 Mount Prospect Ave, Dublin 3, Dublin, Dublin 3, Dublin | 2026-01-19 | 129m² | |
| 30 Seapark Road, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-04-23 | 133m² |
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 Energy Efficiency: With a B1 BER rating, this property is projected to have annual energy costs of €1,300-€1,800, offering savings of approximately €500-€1,200 per year compared to average D-rated properties of similar size in the area.
Details
- Generous Size & Configuration: The 243 sqm floor area makes this one of the largest properties in the immediate market; the 4 bedrooms and 4 bathrooms offer a premium configuration that aligns with higher-value segments.
- Investment in Quality: The B1 BER rating suggests significant investment in energy efficiency, placing it above the 100% unknown BER rating average within 1km, indicating a property built or upgraded to modern standards.
- Hypothesis: Given the B1 BER rating, further investment to achieve an A-rated BER could potentially cost €10,000-€15,000 and could add a value premium of €20,000-€30,000, making the property even more attractive in a market where energy efficiency is increasingly a key valuation factor, especially considering the high asking price.
Amenities
Transport Links: Clontarf is served by Dublin Bus routes 130, 104, and 42, providing direct access to the city centre and surrounding areas, with the Clontarf Road DART station approximately 1.5km away.
Details
- Educational Hub: Proximity to excellent schools such as Belgrove Primary School (under 1km), Holy Faith Secondary School (under 1.5km), and St. Paul's College (under 2km) enhances family appeal.
- Recreational Amenities: Residents have easy access to St. Anne's Park (approx. 1km walk) offering extensive green space, playing fields, and walking trails, alongside the Clontarf Promenade for coastal walks.
- Hypothesis: The established leafy environs of Clontarf, coupled with direct bus routes (130, 104, 42) and DART access (Clontarf Road), position this property well for both local living and commuting. Future infrastructure development, particularly if it enhances public transport frequency or connectivity to key employment hubs like the Docklands, could further solidify its premium location and drive continued capital appreciation.
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.