Barberstown, Clonsilla, Dublin 15, D15 R6X4
3 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 2.4m² · Site
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €400,000, this home is priced within the typical range of 3 recent closed sales. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 26mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
26 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Beechpark House, Clonsilla, Dublin 15, Dublin 15, Dublin | 2025-10-24 | — | |
| 27 Stonebridge Dr, Clonsilla, Dublin 15, Dublin 15, Dublin | 2024-02-16 | — |
Transactions within a 5.0km radius and 36-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
B Rating Efficiency: The property has a BER rating of B, which is good, implying relatively efficient energy performance compared to lower-rated properties.
Details
- Small Size Anomaly: The property's stated size of 2.0m² is exceptionally small, contradicting the 2 bedrooms and 2 bathrooms and the typical property sizes of 66m² within 1km, suggesting a potential data anomaly or a very unique development concept.
- Value Optimization Gap: The significant disparity between the estimated value (€305,609) and the asking price (€400,000), coupled with the unusual size, indicates a considerable gap for potential value optimization if the site can be developed to meet market demand for standard residential units.
- Hypothesis: The extremely small recorded size (2.0m²) for a property with 2 beds and 2 baths suggests this might represent a unique development plot rather than a habitable structure, and its value is likely tied to planning potential and rezoning prospects rather than its current physical attributes or BER.
Amenities
Transport Connectivity: While specific routes aren't detailed, Dublin 15 is generally served by Dublin Bus routes including the 38, 39, and 40, providing access to Dublin city center.
Details
- Local Services: The area is proximate to Blanchardstown Shopping Centre, offering extensive retail and dining options, and Connolly Hospital is within a reasonable distance for healthcare needs.
- Green Spaces: The proximity to the Phoenix Park, one of Europe's largest enclosed urban parks, offers significant recreational and lifestyle benefits.
- Hypothesis: Given the 'Site' property type and its location in Dublin 15, its true market value will be heavily dictated by zoning regulations and potential for development rather than existing amenities, which are generally well-established but may not fully justify the premium asking price for a non-developed plot.
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.