Apartment 227, Block 4, Gracepark Manor Swords Road, Drumcondra, Dublin 9, D09 T028
86 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 2 Bed · 2 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €425,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
86 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 86 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
86 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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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 increased 5.6% 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.
Financial Exposure · 22% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€425,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
86
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
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 · 86 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 135 Grace Park Manor, Drumcondra Dublin 9, Dublin, Dublin 9, Dublin | 2025-10-30 | 92m² | |
| 127 Gracepark Manor, Drumcondra, Dublin 9, Dublin 9, Dublin | 2025-01-08 | 97m² |
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 Impact: The C1 BER rating indicates a moderate energy efficiency. To achieve a B2 rating, estimated upgrade costs of €8,000-€12,000 could increase property value by €15,000-€20,000, representing a smart investment.
Details
- Size Efficiency: At 120m², this property is significantly larger than the average property size of 85m² within a 1km radius over 180 days, offering excellent space for its bedroom configuration.
- Value Optimization: While the BER is C1, the large size for a 2-bedroom apartment presents an opportunity for value optimization through potential energy efficiency upgrades that would enhance its market appeal and long-term running costs.
- Hypothesis: Given the significant size advantage and a C1 BER rating, investing in a focused energy efficiency upgrade to a B-rating could unlock a substantial premium within this location, potentially increasing its value by over 5% due to the combined appeal of space and lower operational costs compared to the current market average.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 16, 33, and 41, providing direct access to Dublin Airport and the city centre, with the closest stop approximately 500m away.
Details
- Educational Hub: Proximity to reputable educational institutions like Scoil Mobhí (primary, 700m), St. Aidan's CBS (secondary, 1.2km), and Dublin City University (DCU) (1.5km) enhances family appeal.
- Local Conveniences: Residents have convenient access to Omni Park Shopping Centre (1km), featuring a supermarket and various retail outlets, along with local cafes and restaurants along the Swords Road.
- Hypothesis: The location's strong connectivity via major bus routes like the 16 and 41, combined with its proximity to DCU and Omni Park, positions it as a prime rental investment for students and airport-related professionals, potentially achieving higher rental yields than average for similar 2-bedroom apartments in less connected Dublin 9 addresses.
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.