Hawthorne, Portrane Road, Donabate, Co. Dublin, K36 KF38
13 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 5 Bed · 4 Bath · 265m² · Detached
Market Position
Below Typical Sale Prices
At €975,000, 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.
13 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €975,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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 size-adjusted median, 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 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
13
Transactions Analysed
Within 1.5km
12 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Hazelwood, Donabate, Dublin, Dublin | 2024-10-31 | 135m² | |
| Windward, Portrane Rd, Donabate, Dublin | 2024-12-31 | — |
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: The B3 BER rating indicates moderate energy efficiency, likely resulting in annual energy costs of approximately €1,300-€1,700, compared to €1,800-€2,200 for D-rated properties of similar size in the area.
Details
- Generous Proportions: With 265.0m² and 5 bedrooms, this property offers significantly more space than the average 115.6m² and 3 bedrooms prevalent within a 1km radius, providing ample living and accommodation capacity.
- Value Optimization Opportunity: Upgrading the B3 BER rating to a B2 or B1 could cost an estimated €3,000-€6,000 and potentially increase the property's value by €5,000-€10,000, offering a clear return on investment.
- Hypothesis: The B3 BER rating, while good, presents a quantifiable opportunity for value enhancement. A strategic investment in targeted insulation and heating upgrades, costing between €3,000-€6,000, could push this property into the A-rated energy bracket, potentially commanding a 5-8% premium on its current value due to rising energy consciousness among buyers.
Amenities
Transport Hub Proximity: While specific bus routes and train stations are not detailed in the raw data, the general 'Dublin' location implies connectivity, and Donabate benefits from the nearby Donabate train station on the Northern Line, offering access to Dublin city center.
Details
- Local Convenience: The property's location in Donabate suggests access to local amenities such as Donabate Community Centre, local shops, and parks like Newbridge Demesne, contributing to a well-rounded lifestyle.
- Commuter Potential: Given its Dublin address, the property is likely well-positioned for commuters, with potential access to Dublin Bus services and the aforementioned train station facilitating travel to and from the city for work or leisure.
- Hypothesis: The strategic location of Donabate, balanced between coastal accessibility and proximity to Dublin city via rail, suggests that future infrastructure development, particularly enhanced public transport links and local retail offerings, could further elevate property values in this area, making it an attractive long-term investment for families and commuters alike.
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.