Bamenda, 59 Clonkeen Road, Blackrock, Co Dublin, A94 PY04
8 homes sold nearby. See what they went for — and what to bid on this one.
€925,000 · 4 Bed · 1 Bath · 162m² · House
Market Position
Priced Within Local Sold Range
At €925,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 7.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 6mo recency · Moderate 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 €925,000, 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 €46,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €925,000, 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.
€46,250
That's what overbidding by just 5% on a €925,000 home costs you — before interest.
A €19 check before a €925,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 · Moderate
8
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 91 Mackintosh Park, Dun Laoghaire, Dublin, Dublin | 2025-11-10 | 73m² | |
| 83 Mackintosh Park, Pottery Rd, Dun Laoire, Dublin | 2025-05-23 | 78m² |
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 Deficit: With an E1 BER rating, significant investment is needed; upgrading to a B2 rating could cost €15,000-€25,000, but potentially increase property value by €20,000-€30,000.
Space Efficiency: The property's 162m² size is 21m² larger than the average property size of 141m² sold within a 1km radius over 180 days, offering more living space.
Value Optimization: Considering the E1 BER, the asking price of €925,000 may not fully account for the required upgrade costs to achieve a more competitive energy rating within the Blackrock area.
Hypothesis: Given that 100% of properties within a 1km radius have an unknown BER rating over the last 180 days, there is a significant market opportunity for properties that proactively undergo BER upgrades, as they will likely command a premium and sell faster than unrated competitors.
Amenities
Transport Links: While specific routes aren't listed, the A94 PY04 Eircode is within proximity to major arterial routes facilitating access to Dublin City Centre via multiple bus corridors and potentially the DART from Blackrock station.
Local Services: Blackrock village, a short distance away, offers a wide array of amenities including Blackrock Clinic, numerous boutiques, supermarkets like SuperValu and Centra, and dining options such as Heron's Food and local cafes.
Educational Hub: The area is well-served by highly-regarded educational institutions including Blackrock College, St. Andrew's College, and secondary schools within the neighbouring suburbs, alongside numerous primary schools.
Hypothesis: The consistent presence of 4-bedroom houses (median of 4 beds within 1km) alongside a strong representation of apartments (2.5% within 1km, 19.5% within 3km) indicates a balanced housing stock catering to both families and professionals, suggesting that properties like Bamenda will maintain strong demand due to their family-oriented appeal in a well-resourced locale.
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.