8a Park View Avenue, Harold's Cross, Dublin 6, D06 KC60
17 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 2 Bed · 2 Bath · 79m² · House
Market Position
Priced Above Local Sales
At €645,000, 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.
17 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 €645,000, 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 €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €645,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 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
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Sion Hill Ave, Harolds Cross, Dublin 6w, Dublin | 2025-11-11 | 175m² | |
| 8 Drummond Place, Harolds Cross, Dublin 6, Dublin 6, Dublin | 2024-12-04 | 55m² |
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 Advantage: The B3 BER rating offers moderate energy efficiency, likely resulting in annual energy costs between €1,200-€1,600, which is better than the €1,800-€2,200 estimated for a D-rated property of similar size.
Details
- Size Efficiency: At 79m², this 2-bedroom house is smaller than the average property size of 112m² within a 1km radius over the past 180 days, suggesting efficient use of space but potentially less appeal to buyers seeking larger homes.
- Value Optimization Opportunity: Upgrading from a B3 BER to a B2 or B1 rating could cost approximately €2,000-€4,000 and potentially increase the property's value by €5,000-€8,000 due to enhanced market appeal and energy savings.
- Hypothesis: While the B3 BER rating is good, a strategic investment of €4,000-€6,000 in further energy efficiency upgrades (e.g., attic insulation, window seals) could elevate the BER to B1 or A3, aligning with the market's increasing demand for energy-efficient homes and potentially commanding a premium of €10,000-€15,000 given the market's current focus on sustainability.
Amenities
Transport Hub Access: This location is well-served by Dublin Bus routes 40, 17, and 56A, providing excellent connectivity to the city centre, while the Luas Red Line at Suir Road stop is approximately a 15-minute walk away.
Details
- Educational & Healthcare Cluster: Proximity to Harold's Cross National School (500m), St. Mary's College (1.2km), and St. James' Hospital (2km) offers convenient access to essential services for families and individuals.
- Local Lifestyle Hub: Enjoy easy access to the vibrant cafe culture of Harold's Cross village, including Darling Cafe and Two Boys Brew, alongside recreational opportunities at Harold's Cross Park (300m) and the Grand Canal towpath (800m).
- Hypothesis: The ongoing regeneration and infrastructure improvements planned for the Harold's Cross area, including enhanced pedestrian access to the Grand Canal and potential new retail developments, are likely to increase walkability and amenity appeal, driving property values by an estimated 5-8% in the next 2-3 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 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.