Apartment 11 The Quarry, Carrickhill Road Upper, Portmarnock, Co. Dublin, D13 DY75
20 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 1 Bed · 1 Bath · 44m² · Apartment
Market Position
Priced Within Local Sold Range
At €315,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 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 €315,000, 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 €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±8%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 The Quarry, Portmarnock, Co Dublin, Dublin | 2025-05-19 | 60m² | |
| Apartment 4b, The Gate, Robswall, Dublin | 2025-09-12 | 90m² |
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: With a C2 BER rating, annual energy costs are estimated to be €1,400-€1,800, which is moderate. Upgrading to a B2 rating would cost approximately €8,000-€12,000 and could potentially increase the property value by €15,000-€20,000.
Size Efficiency: At 44.0m², this one-bedroom apartment offers compact living, which is typical for urban apartments but may be smaller than the average dwelling type within the 1km radius median sale price context.
Value Optimization: The property's asking price of €315,000 is below its estimated value of €330,849, presenting an immediate opportunity for a buyer to potentially secure it at a discount and benefit from the equity.
Hypothesis: Given the C2 BER rating and the strong demand suggested by the local median sale price, a strategic investment in energy efficiency upgrades to achieve a B1 or A3 rating could unlock a further value uplift of 8-12% and significantly enhance its appeal to environmentally conscious buyers.
Amenities
Transport Connectivity: While specific route numbers are not provided for Portmarnock, residents generally have access to Dublin Bus services connecting to nearby towns and Dublin City, and the DART station at Portmarnock (approx. 2km) offers direct links to the city centre.
Lifestyle Access: The area benefits from proximity to Portmarnock Beach, numerous parks including the nearby parklands within The Quarry development, and a selection of local restaurants and cafes.
Local Services: Essential services like pharmacies and local shops are available within Portmarnock village, approximately 1.5km away, and more extensive retail options are available in nearby towns like Malahide or at the Pavilions Shopping Centre.
Hypothesis: The development of the DART line's capacity and potential for increased frequency could significantly enhance the commuter appeal of Portmarnock, making properties like this more attractive by reducing travel times to Dublin City Centre and thereby potentially commanding higher prices in the future.
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.