Apartment 64, Block C2, Geraldstown Woods, Santry, Dublin 9, Poppintree, Dublin 11
10 homes sold nearby. See what they went for — and what to bid on this one.
€249,000 · 2 Bed · 2 Bath · 62m² · Detached
Market Position
Below Typical Sale Prices
At €249,000, 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.
10 closed sales nearby · 17mo 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 €249,000, 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 €12,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €249,000, 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.
€12,450
That's what overbidding by just 5% on a €249,000 home costs you — before interest.
A €19 check before a €249,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
17 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Dubber Cross, Finglas, Dublin 11, Dublin 11, Dublin | 2025-12-22 | 135.8m² | |
| 3 Clancy Court, Clancy Road, Finglas, Dublin 11, Dublin | 2024-12-17 | 80m² |
Transactions within a 3.0km radius and 24-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 C1 Investment Opportunity: Upgrading from a C1 BER to a B2 rating could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a good return on investment.
Compact Living: At 62.0m², this 2-bedroom apartment is slightly smaller than the average property size of 68.3m² within a 1km radius over 180 days, indicating efficient use of space.
Value Optimization Potential: The asking price of €249,000 is reasonably aligned with the €3,822 average price per sqm within 1km, suggesting that minor quality enhancements could significantly boost its market appeal.
Hypothesis: Given that 100% of properties within 1km have an unknown BER rating in the provided data, there is a significant opportunity for this property to differentiate itself by obtaining and advertising a verified BER rating, potentially commanding a premium over comparables that lack this transparency.
Amenities
Transport Hub Proximity: This property is well-connected, situated within proximity to Dublin Bus routes such as the 15, 27, 42, and 43, offering direct access to Dublin city center and surrounding areas.
Local Conveniences: Residents have easy access to essential services, including Lidl and Aldi supermarkets within 1km, Northside Shopping Centre for retail needs, and Beaumont Hospital for healthcare.
Family & Leisure Access: Within a 2km radius, there are multiple educational institutions like Holy Trinity National School and Santry College, alongside recreational spaces such as Santry Park and Poppintree Park.
Hypothesis: The proximity to Santry Demesne and its planned enhancements, coupled with its position within a 3km radius of the proposed Metro North, indicates a strong future uplift potential for properties in Geraldstown Woods, especially for those offering modern amenities and efficient living spaces.
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.