Apt, 4 Thormanby Court, Howth, Co Dublin, D13 KD58
11 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 2 Bed · 2 Bath · 120m² · Apartment
Market Position
At the Upper End of Local Sales
At €475,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
11 closed sales nearby · 6mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
6 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Thormanby Court, Thormanby Rd, Howth, Dublin 13, Dublin | 2024-10-18 | 69m² | |
| Apt 4, Emo House, 69 Main St Dublin 13, Dublin 13, Dublin | 2025-02-11 | 70m² |
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 Efficiency: With a C2 BER rating, annual energy costs for this property are estimated to be €1,500-€1,900, compared to €2,000-€2,500 for a D-rated property of similar size, offering moderate savings.
Upgrade Potential: Investing approximately €7,000-€10,000 to upgrade the BER rating from C2 to a B2 could potentially increase the property's value by €12,000-€17,000, presenting a sound investment for improved energy performance.
Space Efficiency: At 120m², this 2-bedroom apartment offers approximately 60m² per bedroom, which is a comfortable size for the segment, providing ample living space for its configuration.
Hypothesis: The C2 BER rating, while functional, suggests a missed opportunity for enhanced value; a targeted €8,000 investment in insulation and a high-efficiency boiler could push it to a B-rating, potentially increasing its market appeal and commanding an additional €500-€800 in annual energy savings for future owners, alongside a capital uplift.
Amenities
Transport Hub: This property is well-connected via the DART at Howth Station, providing direct access to Dublin city centre within approximately 30 minutes, and is served by Dublin Bus routes 31, 31a, 32a, and 32b.
Coastal Lifestyle: Residents benefit from immediate proximity to Howth Harbour, Cliff Walk, and numerous seafood restaurants like Aqua and Octopussy, alongside cafes such as The Pier Cafe, fostering a vibrant lifestyle.
Local Conveniences: Access to local shops and supermarkets in Howth village is within a 10-minute walk, complemented by healthcare facilities like the Health Centre Howth and pharmacies on Main Street.
Hypothesis: The exceptional walkability to Howth village amenities and the DART station, combined with the unique coastal and culinary attractions, significantly enhances property desirability, suggesting that a 10% premium on its value may be attributable solely to its prime Howth location compared to a similar property in a less amenity-rich Dublin suburb.
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.