Apartment 25, Clontarf Bay, Clontarf, Dublin 3, D03 HC85
27 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 2 Bath · 51m² · Apartment
Market Position
At the Upper End of Local Sales
At €395,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
27 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 2.5% 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.
Financial Exposure · 15% 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
€395,000
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
27
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±12%
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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Danes Court Apts, Clontarf, Dublin 3, Dublin | 2025-10-10 | 50m² | |
| 31 Pintail House, Redcourt Oaks, Seafield Rd East Dublin 3, Dublin 3, Dublin | 2024-11-01 | 80m² |
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 Improvement Potential: Upgrading the E1 BER rating to a B2 could cost an estimated €8,000-€12,000 and is projected to increase property value by €15,000-€20,000.
Energy Cost Differential: With an E1 BER rating, annual energy costs are estimated to be €1,800-€2,200, significantly higher than the €800-€1,200 for a comparable A2-rated property of similar size.
Size Efficiency: At 51m² with 2 bedrooms and 2 bathrooms, the property offers a relatively efficient layout, but its size may be a limiting factor for larger families compared to the median sale price of €850,000 for properties within a 1km radius.
Hypothesis: Given the €415,579.38 estimated value and E1 BER, a strategic investment in energy efficiency upgrades (e.g., insulation, A-rated boiler) could unlock significant long-term savings and enhance resale value, potentially recouping the €8,000-€12,000 upgrade cost within 7-10 years based on current energy price trends and potential value uplift.
Amenities
Transport Connectivity: The area is served by Dublin Bus routes 1, 42, and 130, providing convenient access to the city center and surrounding suburbs, with the nearest DART station at Clontarf Road (1.5km).
Educational Facilities: Residents have access to reputable schools including Belgrove National School and Mount Temple Comprehensive School within a 2km radius.
Lifestyle and Recreation: The property is within walking distance of Clontarf Promenade, St Anne's Park, and numerous cafes and restaurants along Clontarf Road, offering excellent lifestyle amenities.
Hypothesis: The strong walkability score implied by proximity to Clontarf Promenade and village amenities, combined with direct bus routes like the 130 to the city centre, enhances commuter appeal and quality of life, suggesting a stable or increasing demand for properties in this well-serviced coastal suburb.
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.