100 Kildare Road, Dublin 12, Crumlin, Co. Dublin, D12 K5R3
120 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 65m² · Terrace
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 120 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
120 closed sales nearby · 11mo 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 €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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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 120 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
120 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the median of comparable sales. 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.
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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 decreased 0.6% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
120
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±19%
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 · 120 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 75 Kildare Road, Crumlin, Dublin 12, Dublin 12, Dublin | 2026-01-13 | 72m² | |
| 49 Downpatrick Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-07-23 | 55m² |
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
BER Improvement Potential: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property value by €15,000-€20,000 and aligning it better with market expectations.
Energy Cost Disparity: The current D1 BER rating likely incurs annual energy costs of approximately €1,800-€2,200, compared to €800-€1,200 for comparable D1-rated properties of similar size if energy efficiency upgrades were implemented.
Space Efficiency: At 65m², this 2-bedroom, 1-bathroom terrace house is compact and may appeal to first-time buyers or downsizers, though it might be smaller than the average terrace property sold within 1km, where the median sale price for the same broad type is €480,000.
Hypothesis: The D1 BER rating is likely the primary driver for the property's under-asking price relative to its estimated value; strategic investment in insulation, heating systems, and double glazing, costing an estimated €10,000, could unlock an immediate uplift in market appeal and value by up to €20,000, making the BER upgrade a financially sound proposition.
Amenities
Transport Hub: This property is served by multiple Dublin Bus routes including the 25, 66, and 67, providing direct access to Dublin city center and surrounding areas, and is within reasonable proximity to the Luas Red Line at the Red Cow stop.
Local Essentials: Residents have convenient access to essential amenities, with SuperValu Crumlin approximately 1km away and the Crumlin Medical Centre within a 1.5km radius, ensuring daily needs are easily met.
Green Spaces & Education: The property is within walking distance of Pearse Park and less than 2km from Our Lady's Children's Hospital, Crumlin, while St. Agnes' Primary School is also nearby.
Hypothesis: The strong public transport links, particularly the readily accessible bus routes and the proximity to the Luas Red Line, coupled with the presence of essential services and healthcare facilities within a 2km radius, significantly boosts the property's appeal to commuters and families, suggesting that the current asking price does not fully reflect the convenience offered by its location.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.