Newtown, Garristown, Co Dublin, A42 ND36
6 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €395,000, 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.
6 closed sales nearby · 7mo recency · Low 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · Low
6
Transactions Analysed
Within 3.0km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 |
|---|---|---|---|
| The Green, Garristown, Dublin, Dublin | 2025-09-05 | 219m² | |
| Thatch Cottage, The Green, Garristown, Dublin | 2024-09-11 | — |
Transactions within a 3.0km radius and 24-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
Significant BER Upgrade Needed: With a G BER rating, upgrading to a B2 rating could cost an estimated €15,000-€20,000, but could potentially increase the property's value by €25,000-€30,000, representing a strong return on investment.
Details
- Low Bathroom Count: The single bathroom in a 3-bedroom detached house is significantly below the median of 3 bathrooms within a 3km radius over the last 180 days, indicating a potential functional limitation for buyers.
- Size Efficiency Opportunity: While 120.0m² is a good size, the configuration with only one bathroom might impact its marketability compared to the 3-bedroom, 3-bathroom median in the 3km radius.
- Hypothesis: The combination of a G BER rating and a single bathroom, when the local market median is 3 bathrooms, creates a significant qualitative deficit. This suggests that while the size is adequate, the property's essential comfort and energy efficiency features are far below the local standard, presenting a substantial value-add opportunity for a buyer willing to invest in modernization and energy upgrades.
Amenities
Limited Public Transport: Garristown's rural location means it is not directly served by Luas, DART, or major train stations, with the nearest likely requiring significant travel and potentially multiple bus connections, impacting commuter convenience.
Details
- Local Services Scarce: Specific local amenities such as named supermarkets, healthcare facilities, or educational institutions in close proximity to Newtown, Garristown are not readily apparent in the provided data, suggesting a reliance on car for most daily needs.
- Connectivity Challenges: The lack of specific Dublin Bus routes, Luas stops, or train stations mentioned within the provided data for this immediate area indicates that connectivity to Dublin city and surrounding hubs is likely to be a significant challenge for residents.
- Hypothesis: The property's location in Newtown, Garristown, while offering a degree of seclusion, presents a significant trade-off in terms of connectivity and access to urban amenities. The absence of direct public transport links and readily available services suggests that the property will appeal primarily to those prioritizing rural living and possessing private transportation, potentially limiting its buyer pool compared to properties with better access to established transport networks.
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.