12 Kildare Park, Dublin 12, Crumlin, Dublin 12, D12 F6W3
15 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 5 Bed · 2 Bath · 127m² · End of Terrace
Market Position
Below Typical Sale Prices
At €550,000, 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.
15 closed sales nearby · 12mo 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 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 below the median of comparable sales, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 20% 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
15
Transactions Analysed
Within 3.0km
12 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Wallace Rd, Walkinstown, Dublin 12, Dublin 12, Dublin | 2025-02-21 | 136m² | |
| 516 South Circular Rd, Rialto, Dublin 8, Dublin 8, Dublin | 2025-10-10 | 110m² |
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 Rating Investment: The C2 BER rating suggests potential for significant value enhancement through energy efficiency upgrades; an investment of €8,000-€12,000 to reach a B2 rating could increase property value by €15,000-€20,000.
Space Efficiency: With 127m² and 5 bedrooms, this property offers a generous living space, comparing favorably to the average sale price of €474,000 for properties of the same broad type within a 1km radius over the past 180 days.
Value Optimization: The asking price of €550,000 is €67,485 less than the estimated value of €617,485.19, presenting an opportunity to optimize the property's final sale price through strategic improvements.
Hypothesis: While the C2 BER is acceptable, focusing on enhancing thermal insulation and upgrading heating systems could unlock further value; given that comparable properties within a 1km radius have a median sale price of €470,000 for the same type of dwelling, achieving a B1 or A3 rating could add an additional €10,000-€15,000 to the property's market appeal and saleability, especially in an increasingly energy-conscious market.
Amenities
Transport Connectivity: The area is served by Dublin Bus routes 18, 56A, and 77A, providing direct access to Dublin City Centre and surrounding areas, with the nearest Luas Red Line stop at Kylemore being approximately 1.5km away.
Local Services: Residents have convenient access to amenities such as The Square Tallaght shopping centre (approx. 3km), Crumlin Hospital (approx. 2km), and a range of local shops and services along St Agnes Road.
Educational Facilities: The property is within proximity to several primary schools including St. Agnes National School (approx. 800m) and secondary schools like St. Paul's Secondary School (approx. 1km).
Hypothesis: The strong public transport links, including the 18, 56A, and 77A bus routes, coupled with the proximity to The Square Tallaght and Crumlin Hospital, significantly enhance the desirability of this location. This excellent connectivity and access to essential services, within a 3km radius, could see a 5-8% premium on properties compared to areas with less integrated infrastructure, particularly for family homes.
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.