Apartment 3, Block 11, Clongriffin, Dublin 13, D13 W921
103 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 2 Bed · 2 Bath · 66m² · Apartment
Market Position
At the Upper End of Local Sales
At €350,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
103 closed sales nearby · 11mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 103 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
103 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 1.8% 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 · 16% 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
€350,000
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
103
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±10%
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 · 103 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 2 Block 16, New Priory, Hole In The Wall Road, Dublin 13, Dublin | 2025-12-19 | 61m² | |
| 3 The Sycamore, Grattan Wood, Hole In The Wall Rd Dublin 13, Dublin 13, Dublin | 2025-04-03 | 65m² |
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
Energy Efficiency: With a B3 BER rating, this apartment likely incurs annual energy costs of approximately €1,100-€1,600, presenting a good balance of efficiency and cost compared to lower-rated properties.
Space Utility: At 66m², this 2-bedroom, 2-bathroom apartment offers a practical layout, with a density of approximately 27.5m² per room, aligning with typical modern apartment configurations.
Value Optimization: Upgrading the BER rating from B3 to B2 would likely cost €4,000-€7,000 and could potentially increase the property's value by €7,000-€10,000, offering a modest but positive return on investment.
Hypothesis: While the B3 BER is respectable, the €350,000 asking price for a 66m² B3 rated apartment is positioned below the 1km median sale price of €344,000 for the same type, suggesting that while quality is good, market price expectations are slightly higher, potentially indicating a need for minor aesthetic upgrades or a price adjustment to align perfectly.
Amenities
Transport Links: This property benefits from proximity to Dublin Bus routes including the 42 and 43, with access to the DART at Clongriffin Station (approximately 1km walk), facilitating easy commutes.
Local Conveniences: Residents have access to local shops within Clongriffin, with larger retail options at the nearby Donaghmede Shopping Centre, and healthcare services available at Beaumont Hospital (approximately 5km).
Green Spaces: The apartment is within walking distance to local parks and green areas, offering recreational opportunities, while nearby Father Collins Park provides extensive sporting and leisure facilities.
Hypothesis: The ongoing development and planned infrastructure improvements around the Clongriffin area, potentially including enhanced public transport links and the addition of further community amenities, are likely to drive increased demand and a positive uplift in property values for well-located apartments like this one in the medium term.
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.