Apartment 55, Block A3, Belgrove Park, Mount Prospect Lawn, Clontarf, Dublin 3, D03 DE78
37 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 2 Bed · 2 Bath · 80m² · Apartment
Market Position
Below Typical Sale Prices
At €450,000, 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.
37 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
37 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.
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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 2.2% 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
37
Transactions Analysed
Within 1.5km
11 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 · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 135 Belgrove Park, Mount Prospect Ave, Clontarf Dublin 3, Dublin 3, Dublin | 2025-06-10 | 93m² | |
| Apt 121, Belgrove Park, Clontarf, Dublin 3, Dublin | 2025-08-21 | 77m² |
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 C3 Opportunity: Upgrading the BER rating from C3 could cost approximately €6,000-€9,000 to reach a B2 rating, potentially increasing the property's value by €10,000-€15,000 and reducing annual energy costs by an estimated €400-€700 compared to its current rating.
Generous Size: At 80m², this apartment offers a comfortable living space, exceeding the typical size of many apartments in similar developments and providing good value for its price point.
Value Optimization: The asking price of €450,000 for an 80m², 2-bedroom, 2-bathroom apartment with a C3 BER suggests room for value optimization through cosmetic upgrades or further BER improvements.
Hypothesis: Given the C3 BER rating, a strategic investment of €3,000-€5,000 towards enhanced insulation and efficient heating system upgrades could push the BER to B3, unlocking an immediate value uplift of €7,000-€10,000 and a projected €300-€500 annual saving on energy bills.
Amenities
Excellent Transport Hub: This property is well-served by Dublin Bus routes 15, 27, 42, and 43, with frequent services connecting to Dublin City Centre, and is within a reasonable distance to the DART stations at Clontarf Road and Killester.
Local Lifestyle Hub: Residents have convenient access to a variety of amenities including local cafes like 'The Butler's Pantry', supermarkets such as 'Donnybrook Fair' and 'SuperValu', and the popular St. Anne's Park for leisure.
Family & Health Focus: The area is home to excellent schools like Belgrove Senior National School and Holy Faith Secondary School, alongside healthcare facilities such as the Clontarf Medical Centre and pharmacies on Vernon Avenue.
Hypothesis: The presence of multiple direct Dublin Bus routes (15, 27, 42, 43) and proximity to DART services, combined with highly-rated educational institutions like Belgrove Senior National School, positions this apartment as a prime family-friendly option with strong commuter appeal, likely driving consistent demand and future value appreciation.
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.