91 Ivy Court, Beaumont Woods, Beaumont, Dublin 9, D09 H0F2
27 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 1 Bed · 1 Bath · 45m² · Apartment
Market Position
Priced Above Local Sales
At €250,000, 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.
27 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 €250,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 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 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.
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 decreased 4.4% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
27
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±12%
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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Beaumont Court, Beaumont, Dublin 9, Dublin 9, Dublin | 2025-02-14 | 60m² | |
| 40 Beaumont Court, Beaumont Woods, Dublin 9, Dublin 9, Dublin | 2025-11-11 | 39.5m² |
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 Impact: The C3 BER rating suggests potential for energy cost savings compared to lower-rated properties; however, upgrading to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Size Efficiency: At 45m², this 1-bedroom apartment is considerably smaller than the 1km 180-day average property size of 97m², suggesting efficient use of space for a single occupant or couple.
Value Optimization: While the C3 BER is decent, a focused investment in insulation and heating upgrades could improve the rating, potentially increasing the property's appeal and saleability in a market where energy efficiency is increasingly valued, especially given the 1km 90-day median sale price of €466,500.
Hypothesis: Given the 1km median of 3 bedrooms and 2 bathrooms compared to this property's 1 bedroom and 1 bathroom, there's a significant mismatch; this suggests that future value for this specific apartment type might be capped unless the market sees a surge in demand for smaller, single-occupant units that currently outweighs the preference for larger family homes.
Amenities
Transport Connectivity: This location is well-served by Dublin Bus routes including the 15, 17A, and 27A, providing direct access to Dublin city centre and surrounding areas, significantly enhancing commuter convenience.
Healthcare Access: Residents benefit from proximity to Beaumont Hospital, a major tertiary referral hospital, and numerous local clinics and pharmacies, ensuring excellent healthcare access.
Lifestyle and Green Space: The area offers access to local parks such as Beaumont Park and greenspaces within Beaumont Woods, alongside a variety of local shops and cafes, contributing to a good quality of life.
Hypothesis: The presence of Beaumont Hospital, a major employer and healthcare hub, within walking distance, combined with the 1km radius's average of 3 bedrooms and 2 bathrooms, suggests that properties appealing to healthcare professionals or those seeking convenient access to medical facilities may command a premium, potentially overlooked by broader market data focused on family housing.
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.