1 Beech Row, Clondalkin, Dublin 22
11 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 4 Bed · 2 Bath · 153m² · Apartment
Market Position
Priced Within Local Sold Range
At €445,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 4.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 6mo 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €445,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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 · High
11
Transactions Analysed
Within 3.0km
6 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Beech Row, Old Nangor Rd, Clondalkin Dublin 22, Dublin 22, Dublin | 2026-01-14 | 153m² | |
| 115 Thornfield Sq, Block F, Watery Lane Dublin 22, Dublin 22, Dublin | 2025-10-17 | — |
Transactions within a 3.0km 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 Improvement Potential: Upgrading the C3 BER rating to a B2 would likely cost between €7,000-€10,000 and could increase the property's value by €10,000-€15,000, representing a solid return on investment.
Details
- Generous Size: The 153m² size is significantly larger than the average property size of 81m² within a 1km radius, offering ample living space and a premium compared to typical offerings in the immediate vicinity.
- Value Optimization: While the BER is C3, proactive upgrades to a B2 rating, costing an estimated €7,000-€10,000, could significantly enhance its market appeal and potentially add €10,000-€15,000 to its value, given that 100% of properties within 1km sold for above asking in the last 30 days.
- Hypothesis: The property's C3 BER rating, while average, presents a tangible opportunity for value enhancement; a strategic investment in insulation and heating upgrades to achieve a B2 rating (estimated €7,000-€10,000) could not only reduce annual energy costs by an estimated €500-€800 compared to its current rating but also unlock an additional €10,000-€15,000 in market value, making it an attractive proposition for cost-conscious buyers.
Amenities
Transport Hub: The property is well-served by public transport, with Dublin Bus routes 25A, 25B, 66A, 67A providing direct access to Dublin city centre and surrounding areas, and the Red Line Luas at Cheeverstown stop located approximately 1.8km away.
Details
- Local Conveniences: Residents have easy access to The Square Shopping Centre (1.5km) for retail and dining, with nearby supermarkets like Lidl and Aldi within a 1km radius, and primary schools such as Scoil Mhuire and secondary schools like Moyle Park College within a short distance.
- Green Spaces: The property offers proximity to recreational areas, including Corkagh Park, a large regional park (2km) offering playgrounds, cycling paths, and walking trails, enhancing the quality of life for residents.
- Hypothesis: The development of the planned Metro Link extension to Clondalkin could significantly boost property values by enhancing connectivity to the wider Dublin transport network, reducing commute times to key employment hubs and potentially leading to a 15-20% increase in property values within a 1km radius of future stations.
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.