Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 12.0% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 2.6km over the last 4 months show a median of EUR 1,267,440 for similar 3-bed semi-detached houses. Our fair value estimate is EUR 1,246,375, which is 10.7% below the asking price of EUR 1,395,000. There may be room to negotiate. Listed only 8 days ago — this market segment is moving fast, expect competition.
3 warnings identified — see them before you bid
31 days
On market
153 m²
Floor area
BER B2
Energy rating
3 bed
Bedrooms
This is a preview — 3 of 20 sections are open18%
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THE QUESTION
Priced ~12% above our €1246k estimate; 3 warnings before you bid.
Here's my honest read before you bid. The asking of €1,395,000 is about 12% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01One fails a health screen — and names the test to order — graded a warning.
02An amenity factor your solicitor won’t check — graded a warning.
03A road-safety pattern on the local routes — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €1,395,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 5 findings on this property.
FREE PREVIEW: 1 OF 5 FINDINGS
ⓘ WATCH
Active construction nearby
29, South Avenue, Mount Merrion, Blackrock, Co. Dublin, A94R8D4 — permission granted, build in progress, 50 m away. An active scheme this close means years of construction traffic and noise, then new supply competing with this property at resale and for tenants.
Recommended action
Read the grant conditions (construction hours, routes) and treat the disruption window as part of what your price buys.
3 WARNINGS TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
An amenity factor your solicitor won’t check
A road-safety pattern on the local routes
Who holds leverage in this negotiation
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
41 Knocknashee, Goatstown, Dublin 141.5 km · 2026-01 · 4 bed · 182 m² · B3 · match 73
€1,580,000
3 Seafield Drive, Blackrock, Co Dublin1.9 km · 2026-03 · 4 bed · 149 m² · C1 · match 73
€1,170,000
14 Leopardstown Park, Blackrock, Co Dublin1.6 km · 2026-02 · 4 bed · 120 m² · B3 · match 72
€1,041,755
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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Official data
20+ Irish government and industry sources.
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