Bramble House, 51 Gledswood Park, Dublin 14, Clonskeagh, Dublin 14, D14 DE48
94 homes sold nearby. See what they went for — and what to bid on this one.
€1,250,000 · 4 Bed · 3 Bath · 1624m² · Semi-D
Market Position
At the Upper End of Local Sales
At €1,250,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
94 closed sales nearby · 10mo 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 €1,250,000, 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 €62,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,250,000, 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.
€62,500
That's what overbidding by just 5% on a €1,250,000 home costs you — before interest.
A €19 check before a €1,250,000 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 94 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
94 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.2% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 37% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,250,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
94
Transactions Analysed
Within 1.5km
10 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 · 94 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 57 Gledswood Park, Clonskeagh, Dublin 14, Dublin 14, Dublin | 2025-12-19 | 109m² | |
| 82 Gledswood Park, Clonskeagh, Dublin, Dublin 14, Dublin | 2025-02-28 | 140m² |
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 B3 Advantage: With a B3 BER rating, this property is positioned favorably, likely incurring annual energy costs of €1,400-€1,800, compared to €2,500-€3,000 for a typical D-rated property of similar size in the area.
Generous Proportions: The property's 1624 sqm size is 14 times larger than the average property size of 113 sqm within a 1km radius, offering significant space that commands a premium.
Upgrade Opportunity: Investing €10,000-€15,000 to upgrade the B3 BER rating to an A3 could potentially increase the property's value by €20,000-€30,000 and further reduce annual energy costs.
Hypothesis: Given the property's substantial size of 1624 sqm, significantly exceeding the local average of 113 sqm, and its B3 BER rating, the current market data within a 1km radius suggests that homes of this size and quality are a niche market; therefore, a strategic marketing approach emphasizing its premium space and energy efficiency over the local average could justify its higher valuation, potentially attracting buyers willing to pay for distinctiveness.
Amenities
Transport Hub Access: The property is well-connected, with Dublin Bus routes 44 and 61 providing direct access to Dublin city center, and the LUAS Green Line at Balally stop is approximately 1.5km away.
Educational Ecosystem: Proximity to top-tier schools including St. Columba's College (0.8km), Mount Anville Secondary School (1.2km), and Our Lady's Secondary School, Templeogue (1.8km), enhances family appeal.
Healthcare Proximity: Located 2km from Beacon Hospital and a short drive to St. Vincent's University Hospital ensures excellent access to healthcare services.
Hypothesis: The Clonskeagh area, benefiting from established educational institutions like St. Columba's College and Mount Anville, coupled with strong public transport links via the 44 and 61 bus routes, creates a stable demand for family homes. This suggests that despite current market valuations, properties with excellent school catchments and connectivity in this specific postcode are likely to see sustained, albeit moderate, capital appreciation over the next 3-5 years, outpacing broader market trends by 1-2% annually.
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.