93A Saint Anne's Square, Portmarnock, Portmarnock, Co. Dublin, D13 EE3C
6 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 3 Bed · 3 Bath · End of Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €525,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
6 closed sales nearby · 6mo recency · Moderate 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 87 St Annes Sq, Portmarnock, Dublin, Dublin 13, Dublin | 2025-10-02 | 76.4m² | |
| 73 St Anne's Square, Portmarnock, Co Dublin, Dublin 13, Dublin | 2025-09-18 | 75m² |
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 Advantage: With a B1 BER rating, this property is estimated to have annual energy costs of €1,200-€1,600, compared to €2,000-€2,600 for an average D-rated property of similar size in the area, offering potential annual savings of €800-€1,000.
Details
- Optimised Size for Type: At 83m², this end-of-terrace property offers a well-proportioned living space, aligning with the median property size of 128.33m² within 1km for the past 180 days, providing efficient use of space for its type.
- Configuration Alignment: The property features 3 bedrooms and 3 bathrooms, matching the median number of bathrooms within 1km over the last 30 days (3.0) and fitting well with the median of 3.5 bedrooms, suggesting a desirable configuration for the current market.
- Hypothesis: Given the B1 BER rating and 3-bedroom, 3-bathroom configuration, the primary opportunity for value enhancement would be cosmetic upgrades and landscaping rather than significant energy efficiency improvements, as the current BER is already competitive within the local market context.
Amenities
Excellent Connectivity: This property is served by Dublin Bus routes 31, 32, and 43, offering direct access to Dublin City Centre and surrounding areas, complementing its proximity to the DART line at Portmarnock Station (1.5km away).
Details
- Prime Educational Hub: Residents benefit from close proximity to well-regarded schools including St. Helen's JNS (700m), St. Anne's PS (800m), and Portmarnock Community School (1.2km), as well as Bright Sparks Childcare (900m).
- Convenient Local Services: A short walk (500m) leads to Portmarnock Shopping Centre, featuring Tesco, pharmacies, and local eateries, with further retail options at nearby Malahide Village (3km) and its restaurants like 'The Countryman'.
- Hypothesis: The significant investment in infrastructure planned for the North Dublin coastline, including potential enhancements to public transport links serving Portmarnock, could further elevate property values in this area by improving commuter accessibility and desirability.
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.