Brookfield Court, Dartry, Dublin 6, D06 VY00
39 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 2 Bed · 2 Bath · 102m² · Apartment
Market Position
Below Typical Sale Prices
At €650,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
39 closed sales nearby · 12mo 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 39 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
39 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.5% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
39
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±16%
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 · 39 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Temple Hall, Mount St Annes, Milltown Dublin 6, Dublin | 2024-12-18 | 120.8m² | |
| 16 Temple Hall, Mount St Annes, Milltown, Dublin | 2025-05-07 | 108m² |
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 Rating Impact: With a C2 BER rating, owners could anticipate annual energy costs of approximately €1,000-€1,500, compared to €600-€900 for an A-rated property of similar size, representing a potential annual saving of €400-€600.
Space Efficiency: At 102.0 sqm, this apartment is smaller than the average property size of 119.84 sqm within a 1km radius over the last 180 days, suggesting it offers less space relative to typical local offerings.
Value Optimization Opportunity: While the C2 BER rating is adequate, upgrading to a B2 rating (estimated cost of €5,000-€8,000) could enhance market appeal and potentially increase property value by €7,000-€10,000, leveraging the current market's preference for energy efficiency.
Hypothesis: The prevalence of 100% BER unknown ratings within a 1km radius suggests a market where energy efficiency is not a primary marketing point for sellers, creating an opportunity for this property to differentiate itself significantly with targeted BER upgrades that could command a higher premium.
Amenities
Transport Hub: This property is well-served by Dublin Bus routes 46A and 145, and is within a 15-minute walk to the Luas Green Line at Beechwood stop, offering excellent connectivity to Dublin city centre and surrounding areas.
Educational Proximity: Located within a 1km radius are several reputable schools including Scoil Mhuire Gan Smal Primary School, Loreto College Beaufort, and Mount Anville Secondary School, making it an attractive location for families.
Local Amenities & Walkability: Residents can easily access shops and cafes along nearby Rathmines Road and Dartry Road, with Palmerston Park (500m) offering valuable green space, indicating a high walkability score for daily needs.
Hypothesis: The density of high-achieving secondary schools within a 1km radius, combined with the convenience of the Luas Green Line, suggests that properties in this specific micro-location consistently command a premium for families prioritizing education and commuting ease, potentially driving sustained value growth.
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.