12 Camden Avenue, Royal Canal Park, Ashtown, Dublin 15, Royal Canal Park, Dublin 15, D15 KWP1
12 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 5 Bed · 4 Bath · 177m² · Semi-D
Market Position
Below Typical Sale Prices
At €645,000, 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.
12 closed sales nearby · 8mo 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 €645,000, 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 €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €645,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
12
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±7%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Ashington Grove, Navan Rd, Dublin 7, Dublin 7, Dublin | 2024-12-24 | 113m² | |
| 43 Abbey Dr, Riverston Abbey, Navan Rd Dublin 7, Dublin 7, Dublin | 2024-11-22 | — |
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 Rating Advantage: The A2 BER rating of this property is a significant advantage, placing it in the top tier of energy efficiency, which would typically result in annual energy cost savings of approximately €1,000 to €1,400 compared to a D-rated property of similar size in the area.
Details
- Size and Configuration: With 177 sqm and 5 bedrooms and 4 bathrooms, this property offers a spacious layout that is larger than the average property size of 86 sqm within a 1km radius, indicating a premium configuration for larger families.
- Value Optimization Opportunity: While the BER rating is excellent, potential buyers could explore upgrades to an A1 rating through minor enhancements, which might further increase the property's resale value by an estimated €5,000-€10,000 while offering marginal additional energy savings.
- Hypothesis: The property's A2 BER rating, coupled with its large size and configuration, suggests it is priced to reflect its premium quality, but further analysis of local comparable sales of A-rated, 5-bedroom semi-detached homes within Royal Canal Park could reveal if there is a small remaining uplift opportunity for its asking price.
Amenities
Transport Connectivity: The property is well-connected with Dublin Bus routes 25, 25A, 25B, 66, and 66A serving Ashtown, providing direct access to Dublin city centre and surrounding areas, with the closest stops approximately 500m away.
Details
- Educational Access: Nearby educational facilities include St. Oliver Plunkett's National School (800m), Gaelscoil Uí Eimhín (1km), and Coolmine Community School (1.5km), ensuring good options for families.
- Local Lifestyle Hub: Residents benefit from proximity to The Village Centre at Royal Canal Park with a small supermarket and cafes, while larger retail needs are met at the Blanchardstown Shopping Centre, a 10-minute drive away, and the Phoenix Park offers extensive recreational space within 1km.
- Hypothesis: The ongoing development in the Royal Canal Park area, including potential future enhancements to public transport links and the addition of more local amenities, suggests that the walkability and convenience score of this property is likely to increase, positively impacting its long-term value and desirability, especially for young families and commuters.
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.