97 Ash House, Red Arches Drive, Baldoyle, D13, D13 CH5C
63 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 2 Bath · 78m² · Apartment
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 63 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.
63 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 63 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
63 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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 increased 7.6% 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
63
Transactions Analysed
Within 1.5km
10 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 · 63 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt. 112 Alder House, Silverbanks, The Coast, Dublin 13, Dublin | 2026-01-09 | 110m² | |
| 111 Alder House, Silverbanks, The Coast, Dublin | 2026-02-05 | 86m² |
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
A2 BER Advantage: The A2 BER rating suggests annual energy costs for this 78m² apartment are estimated to be between €800-€1,200, a saving of €1,000-€1,400 annually compared to a D-rated property of similar size, offering significant long-term savings.
Details
- Optimised Space Efficiency: With a size of 78m², 2 bedrooms, and 2 bathrooms, this apartment offers a space efficiency of 39m² per bedroom, which is well-balanced for its type and configuration, likely appealing to couples or small families.
- Value Enhancement Potential: Given that properties with BER A or B ratings typically achieve a 5-10% higher sale price than comparable C or D rated properties, investing in minor upgrades to maintain or improve the A2 rating could further solidify its market position, potentially adding €16,000-€32,000 to its value if the current market value is €320,000.
- Hypothesis: The dominance of houses (70.83% within 1km over 180 days) over apartments (29.17%) in recent sales indicates that while this apartment has a strong BER, its value appreciation might be capped by the prevailing market preference for larger, detached properties, suggesting a need for premium finishes and amenities to attract buyers seeking apartment living at a higher price point.
Amenities
Excellent Transport Links: This property is served by Dublin Bus routes 15, 27, 42, and 43, and is a short bus journey to the DART station at Clongriffin (approx. 1.5km), offering robust connectivity to Dublin city centre.
Details
- Convenient Local Facilities: Residents have close access to Donaghmede Shopping Centre (approx. 1km) for retail needs, and multiple pharmacies like HSE Pharmacy and Shangan Pharmacy within a 1.5km radius for healthcare access.
- Proximity to Green Spaces and Schools: The property is within walking distance of Baldoyle Racecourse Park (approx. 800m) and is situated near primary schools such as Scoil Pobail Treasa (approx. 1.2km) and secondary schools like Holy Trinity National School (approx. 1.4km), enhancing its family appeal.
- Hypothesis: The ongoing development and regeneration in the Baldoyle area, potentially including enhanced public transport links like the proposed DART expansion or new bus corridors, could increase property values within a 1km radius by an additional 3-5% over the next 2-3 years, driven by improved commuter access and urban amenities.
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.