Hollybrook Park Lodge, 117 Howth Road, Clontarf, Dublin 3, Co. Dublin, D03 TP26
6 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 2 Bed · 1 Bath · 70m² · Bungalow
Market Position
Priced Within Local Sold Range
At €550,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 7mo recency · Moderate 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.
Instant access · No subscription · Refund if not useful
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.
These signals interact — full analysis in report.
€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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €550,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 size-adjusted median. 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 · Moderate
6
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Crescent Place, Marino, Dublin 3, Dublin 3, Dublin | 2025-12-21 | — | |
| 9 La Vista Ave, Killester, Dublin 5, Dublin 5, Dublin | 2025-09-10 | 122m² |
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 Opportunity: With a D2 BER rating, upgrading insulation and heating systems to achieve a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 based on market premiums for energy efficiency.
Details
- Size Efficiency: At 70.0m², this bungalow is smaller than the average property size of 94.5m² within a 1km radius over 180 days, suggesting efficient use of space for its size.
- Value Optimization: Given the D2 BER rating, there is a clear opportunity to optimize the property's value through targeted energy efficiency upgrades, which could recoup upgrade costs and add a premium.
- Hypothesis: The current D2 BER rating, common across 100% of comparable properties in the 1km radius, presents a significant opportunity for value enhancement. Investing in upgrades to achieve a B-rated BER could not only reduce estimated annual energy costs of €1,800-€2,200 to €800-€1,200 but also differentiate the property in a market where such upgrades are not yet standard, potentially commanding a price premium exceeding the upgrade costs.
Amenities
Transport Connectivity: The area is well-served by Dublin Bus routes 25, 66, and 67, offering direct links to the city center and surrounding areas, with the DART stations at Clontarf Road and Killester being approximately 2-3km away.
Details
- Lifestyle Hub: Residents have access to a range of amenities including the shops and cafes along the Howth Road, local parks like St. Anne's Park (approx. 1.5km), and healthcare facilities such as the Mater Private Hospital (approx. 5km).
- Walkability and Local Services: The immediate Clontarf area boasts good walkability with local convenience stores, pharmacies, and a selection of restaurants and cafes within a 1km radius, enhanced by the dedicated pedestrian pathways along the coast.
- Hypothesis: The concentration of two-bedroom bungalows with one bathroom (matching this property's configuration) at a median sale price of €475,000 within a 3km radius over 180 days, despite a D2 BER rating which is ubiquitous in the area (100% unknown/D2), indicates that the strong local amenities and connectivity are primary value drivers, suggesting that future development focusing on improving BER ratings for these property types could unlock significant additional value.
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.