9 Coolatree Park, Beaumont, Dublin 9
149 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 1 Bath · 87m² · Semi-D
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 149 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.
149 closed sales nearby · 10mo 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 149 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
149 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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 4.6% 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
149
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 149 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Coolatree Park, Beaumont, Dublin 9, Dublin 9, Dublin | 2025-12-05 | 112m² | |
| 9 Coolgariff Rd, Beaumont, Dublin 9, Dublin 9, Dublin | 2024-12-18 | 82m² |
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
Energy Efficiency Gap: With an F BER rating, upgrading to a B2 would likely cost €10,000-€15,000, potentially increasing the property's value by €20,000-€25,000 and significantly reducing annual energy costs from an estimated €2,500-€3,000 to €1,000-€1,500.
Space Optimization: At 87m², this 3-bedroom semi-detached home offers a standard configuration for its size, but potential buyers might consider maximizing living space through extensions or attic conversions, given the average price per sqm of €5,333 within 0.5km.
Value Enhancement Potential: The current F BER rating represents a significant opportunity for value enhancement; a targeted investment of €10,000-€15,000 in insulation and heating upgrades could yield a return of €20,000-€25,000 in market value and lower running costs.
Hypothesis: Given the F BER rating and the proximity to areas with higher property values (median sale price of €567,000 within 0.5km), strategic energy efficiency upgrades to a B2 rating could close the value gap with higher-performing homes, potentially adding €20,000-€25,000 to the property's market value and making it more competitive.
Amenities
Connectivity Hub: Beaumont is served by Dublin Bus routes 16, 27, and 42, providing direct access to Dublin city centre and surrounding areas, with the nearest DART station, Howth, approximately 6km away.
Local Conveniences: Residents have access to Omni Shopping Centre for retail needs, Beaumont Hospital for healthcare, and numerous local eateries and cafes, enhancing daily convenience.
Educational Proximity: The area is well-catered for with educational institutions such as St. Aidan's Community School and St. Francis Xavier Senior Primary School within easy reach.
Hypothesis: The presence of a strong public transport network including multiple bus routes and the close proximity to essential services like Beaumont Hospital suggest that while direct Luas or DART access is limited, the area's connectivity and amenity provision contribute to a stable and desirable location for families and commuters, likely supporting sustained property values.
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.