Apartment 91, Block D, The Gallery, Donabate, Co. Dublin, K36 XK00
17 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 3 Bed · 3 Bath · 120m² · Apartment
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 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 €525,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 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 size-adjusted median. 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 5.9% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
17
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 146 Turvey Walk, The Gallery, Donabate, Dublin | 2025-09-09 | 75m² | |
| 93 The Gallery, Donabate, Dublin, Dublin | 2025-01-31 | 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 C1 Value Proposition: A C1 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000, while current annual energy costs are estimated to be €1,600-€2,000 compared to €900-€1,300 for a B2-rated property of this size.
Details
- Generous Apartment Size: At 120 sqm, this apartment is larger than the 1km 180-day average property size of 110.3 sqm, offering more living space than the typical apartment in the immediate vicinity, which is a significant advantage for buyers seeking ample room.
- Configuration Match: The property's 3 bedrooms and 3 bathrooms align perfectly with the median 3 bedrooms and 3 bathrooms found in sold properties within a 1km radius over the last 180 days, indicating a desirable and market-aligned configuration.
- Hypothesis: Given the 100% BER unknown percentage within 1km and 3km radii across all timeframes, there is a significant market opportunity to differentiate properties by obtaining and marketing clear, high BER ratings, which could command a premium of €5,000-€10,000 per rating upgrade.
Amenities
Commuter Connectivity: Donabate benefits from rail access via Donabate Train Station, serving Dublin Connolly and Pearse Station, with Dublin Bus routes 33, 33a, 33b, and 41x providing links to Dublin city centre, offering viable commuter options.
Details
- Local Amenities Richness: Residents have access to local conveniences such as Donabate Community Centre, Portrane Beach, Newbridge Demesne Park for recreation, and a selection of shops and eateries within the village centre.
- Educational & Healthcare Access: Proximity to local primary schools like Donabate Community National School and secondary options such as Portmarnock Community School (via transport) is available, alongside healthcare facilities including a local GP clinic and pharmacies in Donabate village.
- Hypothesis: While Donabate offers good local amenities and rail links, the lack of DART or Luas services within a convenient distance means it continues to serve a specific commuter demographic focused on rail; future infrastructure investment in light rail connectivity would significantly boost its appeal and 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 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.