Apartment 29, Offington Manor, Sutton, Dublin 13, D13 YY07
8 homes sold nearby. See what they went for — and what to bid on this one.
€565,000 · 3 Bed · 2 Bath · 95m² · Apartment
Market Position
Priced Within Local Sold Range
At €565,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 1.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 7mo recency · Moderate 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 €565,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €28,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €565,000, 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.
€28,250
That's what overbidding by just 5% on a €565,000 home costs you — before interest.
A €19 check before a €565,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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 · Moderate
8
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 20 - Offington Manor, Sutton, Dublin 13, Dublin 13, Dublin | 2025-03-31 | 92m² | |
| 41 Offington Manor, Sutton, Dublin 13, Dublin 13, Dublin | 2025-11-24 | 204m² |
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
Excellent Energy Efficiency: The BER rating of 'B' suggests efficient energy performance, with annual energy costs likely falling between €800-€1,200 compared to €1,800-€2,200 for similar D-rated properties.
Spacious Apartment: At 95m², this 3-bedroom, 2-bathroom apartment offers a good space-to-bedroom ratio, exceeding the typical size for many urban apartments and potentially enhancing livability.
Value Optimization Opportunity: While the BER is good, a strategic upgrade from B to A2 could cost €4,000-€6,000 and potentially increase property value by €8,000-€12,000, offering a clear return on investment.
Hypothesis: Given the strong B BER rating, focus on the interior finish and potential for smart home integration could yield a disproportionate value increase, as buyers increasingly prioritize modern amenities and subtle technological enhancements alongside energy efficiency.
Amenities
Excellent Transport Hub: The area is served by Dublin Bus routes 15, 27, 42, 43, and 142, with the nearest DART station being Howth, offering strong connectivity across Dublin.
Comprehensive Local Services: Residents have access to nearby amenities including Sutton Park School, St. Fintan's High School, local pharmacies, and shops in the Sutton Cross area.
Lifestyle and Green Spaces: The property is within proximity to Burrow Beach, Sutton Golf Club, and a variety of cafes and restaurants, catering to an active and social lifestyle.
Hypothesis: The proximity to the DART line and multiple bus routes, combined with established local schools and family-oriented amenities in Sutton, creates a high desirability for families and commuters, suggesting that improvements to pedestrian access and cycle paths could further enhance property values.
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.