1 Saul Road, Dublin 12, Crumlin, Dublin 12, D12 PY83
58 homes sold nearby. See what they went for — and what to bid on this one.
€399,950 · 2 Bed · 1 Bath · Semi-D
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Market Position
Below Typical Sale Prices
At €399,950, 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.
58 closed sales nearby · 9mo 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 €399,950, 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 €19,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,950, 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.
€19,998
That's what overbidding by just 5% on a €399,950 home costs you — before interest.
A €19 check before a €399,950 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 58 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €399,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
58 verified closed sales within 1.5km · 18 months.
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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
58
Transactions Analysed
Within 1.5km
9 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 · 58 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 232 Sundrive Rd, Crumlin, Dublin, Dublin 12, Dublin | 2025-10-23 | 91m² | |
| 191 Sundrive Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-04-24 | 98m² |
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
Significant BER Upgrade Opportunity: Upgrading from the current 'SI_666' (Unknown) BER rating to a B2 could cost an estimated €10,000-€15,000 and potentially increase the property's value by €15,000-€20,000, representing a sound investment.
Details
- Spacious Configuration: The 120m² size of this semi-detached property is considerably larger than the average property size of 79.89m² sold within 1km over the last 180 days.
- Below Market Bathrooms: With only 1 bathroom, this property falls short of the market norm, as the median number of bathrooms within 1km over the last 180 days is 1, and the more recent 30-day data for 3km shows a median of 3 bathrooms.
- Hypothesis: The current 'SI_666' BER rating represents a significant opportunity for value enhancement; investing in an upgrade from a low rating to a B2 standard, estimated to cost €10,000-€15,000, could unlock an additional €15,000-€20,000 in property value and reduce annual energy costs by an estimated €1,000-€1,400 compared to unrated properties.
Amenities
Excellent Public Transport: The property is well-served by Dublin Bus routes 25A, 40, 77A, and 150, with the Red Line Luas at Kylemore being approximately a 15-minute walk (1.2km).
Details
- Local Amenities: Residents have convenient access to The Square Tallaght (1.5km) for extensive shopping, along with numerous local shops and supermarkets, and healthcare facilities like Crumlin Hospital (2km).
- Educational Access: The area boasts a range of educational institutions including St. Agnes' Primary School (0.7km) and Crumlin College of Further Education (1.3km), making it suitable for families.
- Hypothesis: The proximity to key transport arteries like the N7 and M50 motorways, combined with the established infrastructure of Dublin 12, suggests that recent investments in public transport, such as potential upgrades to bus services or the development of new cycling lanes, could further enhance connectivity and demand for properties in this locale.
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.