Bellamar, Main Street, Newcastle, Dublin 22, D22 W9Y0
10 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 4 Bed · 2 Bath · 135m² · Bungalow
Market Position
Priced Within Local Sold Range
At €550,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 4.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 14mo 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 €550,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above 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 · High
10
Transactions Analysed
Within 3.0km
14 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Somerton, Main Street, Newcastle, Dublin 22, Dublin | 2025-04-10 | 346m² | |
| Southwold 1, Hazelhatch Rd, Newcastle, Dublin 22, Dublin | 2025-12-17 | 306.5m² |
Transactions within a 3.0km radius and 24-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 Improvement Potential: Upgrading the C3 BER rating to a B2 would likely cost between €8,000-€12,000 and could increase the property's value by an estimated €15,000-€20,000, offering a positive return on investment.
Size Efficiency: With 135m² and 4 bedrooms, the property offers 33.75m² per bedroom, which is a reasonable space allocation, however, comparing to the 1km_180d_median_sale_price_same_broad_type of €454,000, it suggests this size of bungalow is within the expected range for the area.
Value Optimization: Given the C3 BER, an estimated annual energy cost of €1,500-€1,900 could be reduced to €800-€1,200 by upgrading to a B2 rating, saving €700-€1,000 annually and improving market appeal.
Hypothesis: The C3 BER rating, while not poor, represents a missed opportunity for value enhancement in a market where buyers increasingly prioritize energy efficiency; investing in upgrades could not only yield significant annual savings but also unlock a higher resale value, potentially by a factor of 1.5x the upgrade cost.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 25, 25a, 66, and 66a, providing direct links to Dublin city centre and surrounding areas, with stops located within a short walking distance.
Local Services Access: Residents have convenient access to essential shopping at nearby Lidl and SuperValu supermarkets, as well as a variety of local shops and services on Main Street.
Family Amenities: The area is supported by educational facilities including Scoil na Naomh Uilig primary school and Collinstown Park Community College, along with dedicated childcare options like Little Acorns Childcare, enhancing family appeal.
Hypothesis: While Newcastle offers a good range of local amenities and Dublin Bus connectivity, the absence of direct Luas or DART access within a 5km radius continues to place a premium on properties in more centrally located suburbs; however, the ongoing infrastructure development plans for the western corridor could significantly boost the commuter appeal and, consequently, property values in this area over the next 5-10 years.
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.