Barberstown Cottage, 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
BER B Rating: The property has a BER rating of B, which is good, but could still benefit from further enhancements to reach A-ratings, with typical B-rated properties having annual energy costs around €1,200-€1,600 compared to €2,000-€2,500 for D-rated properties.
Details
- Small Site Size: The property is listed as 2.0m² which is exceptionally small, possibly indicating it is purely a plot of land or a misrepresentation of the developable area, compared to the average property size of 66.0m² within a 1km radius.
- Development Potential Focus: Given the 'Site' property type and its minimal size of 2.0m², the primary value and potential lie in its development opportunity rather than existing habitable space, as indicated by the 2 beds/2 baths listed which may not reflect the site's current state.
- Hypothesis: The 'Site' designation combined with an unusually small listed size (2.0m²) and existing residential features (2 beds/2 baths) suggests this property is being marketed as a development plot, and its true value is tied to potential planning permissions and future construction, with the BER rating of 'B' likely referring to a pre-existing structure or a future planned build rather than the land itself.
Amenities
Transport Links: Clonsilla is served by Dublin Bus routes 25B, 39, 39A, and 76, and is near Clonsilla train station providing access to the Maynooth commuter line.
Details
- Local Schools: The area is close to primary schools such as St. Ciaran's SNS and secondary schools like Hartstown Community School, with St. Mochta's National School also within proximity.
- Healthcare and Retail: Residents have access to Connolly Hospital Blanchardstown for healthcare needs and The Blanchardstown Centre for extensive retail and shopping options.
- Hypothesis: The strong connectivity offered by multiple Dublin Bus routes (39, 39A) and the proximity to Clonsilla Train Station for commuter access, combined with established educational facilities like St. Ciaran's SNS and healthcare at Connolly Hospital, positions this area as a desirable location for families and commuters, potentially driving future demand for developable sites.
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.