Executive Summary
Dublin 11 trades at a 29.5% discount to the Dublin average (€407,359 vs €577,448 city-wide) yet ranks among the capital's most competitive postcodes — 89.6% of properties sell above asking price, compared to 82.8% across Dublin. Analysis of 661 transactions across 2024–2025 reveals sustained price growth of 8.5% year-on-year, accelerating over-asking premiums (8.5% in Q2 2024 to 14.0% by Q2 2025), and entry-level 3-bed terraces averaging €427,467. D11 is not a secondary market — it is an underpriced primary one.
Dublin 11 in Context
Dublin 11 covers Finglas, Glasnevin, Whitehall, and Santry — established north Dublin communities with strong transport links, direct access to the M50 and M1, and proximity to DCU, the Mater Hospital, and Dublin Airport. Despite this, the area consistently sells at a deep discount to the Dublin average.
That discount is narrowing. Average transaction prices rose from €391,406 in 2024 to €424,566 in 2025, an 8.5% increase outpacing inflation and approaching the pace recorded in more expensive postcodes like D12 and D9.
Key metrics at a glance:
| Metric | Dublin 11 | Dublin Average |
|---|---|---|
| Average sold price | €407,359 | €577,448 |
| Median sold price | €366,000 | — |
| Properties selling above asking | 89.6% | 82.8% |
| Average over-asking premium | +11.1% | +7.9% |
| Transactions analysed (2024–2025) | 661 | 21,095 |
| Year-on-year price growth | +8.5% | — |
Price Growth Trajectory
Quarterly data shows a clear upward trend in both price and competitive intensity throughout 2024–2025:
| Quarter | Avg Sold Price | Over-Asking Premium | Transactions |
|---|---|---|---|
| 2024 Q1 | €391,041 | +8.7% | 79 |
| 2024 Q2 | €394,668 | +8.5% | 83 |
| 2024 Q3 | €391,336 | +10.8% | 106 |
| 2024 Q4 | €388,277 | +10.0% | 75 |
| 2025 Q1 | €436,370 | +11.6% | 86 |
| 2025 Q2 | €411,122 | +14.0% | 74 |
| 2025 Q3 | €420,391 | +12.2% | 91 |
| 2025 Q4 | €429,933 | +13.1% | 67 |
The over-asking premium has increased by 5.5 percentage points from Q2 2024 to Q2 2025 — a structural shift in demand, not a seasonal blip. Q4 2024 saw the lowest average prices in the dataset; buyers who transacted then paid roughly €42,000 less than those purchasing in Q1 2025.
Property Type Performance
Terraced houses dominate D11 transaction volume (197 sales) and deliver the highest competition rates — 92.9% sell above asking at an average premium of 13.2%. This reflects the scarcity of new terrace supply in an established residential area where most housing stock dates from the 1950s to 1980s.
| Property Type | Transactions | Avg Sold Price | Over-Asking | % Sold Above |
|---|---|---|---|---|
| Terrace | 197 | €386,571 | +13.2% | 92.9% |
| Semi-D | 164 | €562,225 | +8.1% | 83.5% |
| Apartment | 157 | €289,484 | +10.6% | 89.8% |
| End of Terrace | 83 | €391,736 | +11.7% | 91.6% |
| Duplex | 21 | €326,071 | +11.3% | 85.7% |
Semi-detached houses carry a significant premium — averaging €562,225, roughly €175,000 above terrace equivalents — yet show lower competition intensity (83.5% sold above asking vs 92.9% for terraces). This reflects price resistance at the higher end of the D11 range, where buyers face a choice between D11 semi-Ds and entry-level properties in D9 or D14.
Apartments at €289,484 average represent the area's entry point and remain competitive, with 89.8% selling above asking.
Bedroom Count Analysis
The 3-bedroom category drives the D11 market, accounting for 353 of 661 transactions (53.4% of all sales). The 2-bed bracket shows the highest success rate above asking (91.8%) at a €311,485 average — a compelling entry price for first-time buyers within mortgage lending limits.
| Bedrooms | Transactions | Avg Sold Price | Over-Asking | % Sold Above |
|---|---|---|---|---|
| 1-bed | 28 | €232,071 | +8.7% | 85.7% |
| 2-bed | 194 | €311,485 | +11.2% | 91.8% |
| 3-bed | 353 | €427,467 | +11.7% | 90.4% |
| 4-bed | 69 | €567,551 | +7.4% | 82.6% |
The 3-bed terrace in D11 at €427,467 sits €124,512 below the equivalent in D12 (€519,943) and €123,885 below D9 (€551,679). For buyers who qualify for a mortgage in the €400k-€450k range, D11 offers 3-bed stock that is simply unavailable at this price point in the more established south and east city postcodes.
Competitive Positioning vs Comparable Postcodes
D11 competes directly with D10, D12, D17, D22, and D9 for buyers seeking affordable urban property within the M50:
| Area | Avg Sold Price | Over-Asking | % Sold Above | vs D11 Price |
|---|---|---|---|---|
| D10 | €332,455 | +15.0% | 91.8% | -18.4% |
| D11 | €407,359 | +11.1% | 89.6% | — |
| D22 | €376,268 | +12.7% | 90.6% | -7.6% |
| D17 | €353,317 | +6.9% | 83.6% | -13.2% |
| D12 | €490,260 | +13.2% | 90.1% | +20.4% |
| D9 | €528,065 | +7.9% | 85.1% | +29.6% |
D10 (Ballyfermot/Drimnagh) is the only area delivering higher competition intensity at lower average prices, at a 15.0% average over-asking and 91.8% sold above asking. D11 is positioned between D10 and D12: more expensive than the deepest-value postcodes, but with a competition profile that signals genuine demand from buyers priced out of D12 and D9.
Price Bracket Distribution and Hotspots
The €350k–€450k bracket is D11's core market, accounting for 158 transactions at the highest over-asking premium in the area (+14.1%). This bracket captures the majority of 3-bed terraces and mid-market apartments in Glasnevin and Whitehall.
| Price Bracket | Transactions | Avg Over-Asking |
|---|---|---|
| Under €250k | 47 | +3.5% |
| €250k–€350k | 250 | +11.8% |
| €350k–€450k | 158 | +14.1% |
| €450k–€550k | 90 | +9.9% |
| €550k+ | 116 | +9.3% |
The under-€250k segment (predominantly 1-bed apartments) shows limited competitive pressure (+3.5% over asking), suggesting opportunity for investors seeking yield without bidding war exposure. The €250k–€350k bracket at +11.8% over asking signals active first-time-buyer demand chasing 2-bed apartments and smaller terraces.
Strategic Implications
For Buyers
Budget for 10–14% above asking price in the €350k–€450k bracket. Properties in this range are receiving multiple bids, and the Q2 2025 average over-asking of +14.0% represents the current market clearing rate. Buyers who budget at asking price will lose offers consistently.
The 2-bed apartment at sub-€311k average represents the most accessible entry point with strong competition but without the full premium of the terrace market. Buyers at this price point benefit from relatively stable competition (+10.6% over asking) without the 14%+ premiums seen in the €350k–€450k terrace bracket.
For Sellers
The terrace market in D11 is the strongest seller's environment: 92.9% of terraced properties sell above asking at a +13.2% average premium. Sellers of 3-bed terraces in Glasnevin, Whitehall, or Finglas are operating in one of Dublin's most favourable conditions, comparable in success rate to D12 and D10 markets at a price point that generates broad buyer demand.
Pricing strategy matters: the €350k–€450k bracket generates the highest over-asking premiums (+14.1%). Sellers whose properties naturally fall below €350k should consider pricing strategy carefully, as the under-€350k bracket attracts +11.8% average premiums — meaningful money on absolute terms.
For Investors
The D11 apartment market at €289,484 average offers entry at 50% of the Dublin average. With 89.8% of apartments selling above asking, exit liquidity is strong. Rental demand in the area is driven by proximity to DCU, Mater Hospital, and major employment clusters along the N1/M50 corridor. Price growth of 5.7% in the apartment segment (2024–2025) supports a capital appreciation case alongside yield.
Conclusion
Dublin 11's 29.5% discount to the Dublin average is increasingly at odds with its competitive fundamentals. An 89.6% sold-above-asking rate, 8.5% year-on-year price growth, and accelerating over-asking premiums (8.5% to 14.0% across 2024–2025) indicate a market repricing in real time. The 3-bed terrace in D11 at €427,467 is Dublin's most competitively priced family home outside the deepest-value postcodes — and the gap to D9 and D12 equivalents (€124k–€130k cheaper) is drawing consistent buyer demand from buyers priced out of adjacent, more established areas.
According to the Banking & Payments Federation Ireland, first-time buyers accounted for 63.8% of all mortgage drawdowns in Q3 2024, with average loan values continuing to rise as buyers stretch to higher-priced markets. D11's positioning directly in the FTB mortgage sweet spot — particularly the €311k–€427k range — makes it structurally well-supported against price corrections. (BPFI Mortgage Drawdowns Q3 2024: https://bpfi.ie/publications/mortgage-market-profile/)
Methodology
Data source: IrishPropertyData.com consolidated database of Dublin property transactions. Coverage: 661 valid D11 transactions, January 2024 – December 2025. Filters applied: Sold prices €50,000–€5,000,000; 1–6 bedrooms; valid Dublin postcode. Over/under asking calculation: ((soldPrice – askingPrice) / askingPrice) × 100. Positive values indicate sold above asking. Quarterly averages: Calculated by transaction date, minimum 30 transactions per quarter for reliability. Comparison postcodes: D9, D10, D12, D17, D22 selected as geographically proximate affordable urban postcodes.