Apartment 2, Landys Court, Mill Street, Balbriggan, Co. Dublin, K32 TW97
21 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 2 Bed · 2 Bath · 95m² · Duplex
Market Position
Below Typical Sale Prices
At €270,000, 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.
21 closed sales nearby · 13mo 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 €270,000, 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 €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 decreased 1.1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
21
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±7%
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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Landys Court, Harbour Hill, Balbriggan, Dublin | 2025-11-06 | 85m² | |
| 33 Landys Court, Balbriggan, Dublin, Dublin | 2025-09-04 | 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
BER C2 Efficiency: The C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Space Efficiency: With 95m² across 2 bedrooms and 2 bathrooms, the property offers a reasonable layout, though the value per sqm (€2,842 based on asking price) is below the local median of €3,965, suggesting potential for value uplift through renovation.
Value Optimization Potential: While the BER is average, investing in energy-efficient upgrades can enhance long-term value and reduce running costs, particularly if similar properties in the area have higher BER ratings.
Hypothesis: Given the C2 BER rating and its position within the property market, focused investment on a comprehensive airtightness upgrade and improved insulation could elevate its BER to a B1 or A3, leading to an estimated €1,000-€1,500 annual saving on energy bills compared to its current rating.
Amenities
Transport Connectivity: Balbriggan is served by Dublin Bus routes 33, 33a, 33b, 33d, 33e, 33n, and 101, and the nearby Balbriggan Train Station offers direct services to Dublin city center.
Local Services & Education: The area features amenities such as Tesco, Lidl, and a local post office, with educational facilities including St. Peter's National School and Bremore Educate Together National School within proximity.
Green Space Access: Residents can enjoy local parks like Bremore Regional Park and Ardgillan Castle Demesne, providing recreational opportunities and enhancing quality of life.
Hypothesis: The ongoing development of the 'Northern Line' public transport initiative, which aims to improve connectivity across north Dublin, could significantly boost property values in Balbriggan, potentially increasing demand by 15% due to enhanced commuting options.
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.