Derry Ronane, 71 Howth Road, Clontarf, Dublin 3, D03 FH48
15 homes sold nearby. See what they went for — and what to bid on this one.
€1,400,000 · 4 Bed · 2 Bath · 150m² · Detached
Market Position
Priced Within Local Sold Range
At €1,400,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 2.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 11mo 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 €1,400,000, 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 €70,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,400,000, 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.
€70,000
That's what overbidding by just 5% on a €1,400,000 home costs you — before interest.
A €19 check before a €1,400,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 20% 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.
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
11 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 63 St Lawrence Rd, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-10-01 | 390m² | |
| 15 The Stiles Road, Clontarf, Dublin 3, Dublin 3, Dublin | 2025-06-25 | 150m² |
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 Improvement Opportunity: With an E2 BER rating, upgrading insulation and heating systems could cost €10,000-€15,000, potentially increasing the property's value by €18,000-€25,000 and improving annual energy costs from an estimated €2,200-€2,800 to €1,200-€1,600.
Size Efficiency: The 150m² size of this 4-bedroom detached house is consistent with family requirements, offering a reasonable space-to-bedroom ratio within the Dublin 3 context.
Value Optimization: While the E2 BER rating necessitates potential upgrade investment, the property's €1,400,000 asking price compared to a median sale price of €710,000 for similar detached properties within 1km over 180 days suggests value is driven significantly by location and size rather than energy efficiency alone.
Hypothesis: The E2 BER rating indicates a significant opportunity for value enhancement through energy efficiency upgrades; investing €10,000-€15,000 in insulation and a modern heating system could not only reduce annual energy bills by €1,000-€1,200 but also recoup an estimated €18,000-€25,000 in value, making it a financially sound improvement.
Amenities
Transport Links: The property is well-served by Dublin Bus routes 15, 27, 27A, 27B, and 42, providing excellent connectivity to Dublin city centre and surrounding areas, with further DART access at Clontarf Road station approximately 2km away.
Local Education: The area boasts strong educational facilities, including Belgrove Senior & Junior Schools (within 1km) and St. David's CBS Secondary School (approx. 1.5km), catering to primary and secondary education needs.
Lifestyle & Healthcare: Residents have easy access to numerous amenities, including cafes and restaurants along the Howth Road, shopping at the nearby Artane Shopping Centre, and healthcare services at Beaumont Hospital (approx. 3km) and local pharmacies.
Hypothesis: The proximity to Clontarf's coastal amenities, including the promenade and numerous parks such as St Anne's Park, combined with direct bus routes to the city centre, positions this property as highly desirable for buyers prioritizing both quality of life and commuter convenience, potentially justifying a premium beyond local sales data.
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.