15 thorncliffe, dundrum road, milltown, dublin 6, d14 d9e0
79 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 1 Bed · 1 Bath · 5m² · Apartment
Market Position
Below Typical Sale Prices
At €350,000, 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.
79 closed sales nearby · 10mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 79 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
79 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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 1.5% 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
79
Transactions Analysed
Within 1.5km
10 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 · 79 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Thorncliffe, Dundrum Rd, Milltown Dublin 6, Dublin 14, Dublin | 2025-10-30 | 4.6m² | |
| 2 Thorncliffe, Dundrum Rd, Milltown Dublin 14, Dublin 14, Dublin | 2025-05-07 | 100m² |
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
Efficient BER Rating: With a C3 BER rating, this property offers good energy efficiency, translating to estimated annual energy costs of €1,300-€1,700, potentially saving €500-€900 annually compared to a D-rated property of comparable (though larger) type.
Details
- Exceptional Size Constraint: The property's 5m² floor area is extraordinarily compact for a 1-bedroom apartment, standing in stark contrast to the average property size of 120m² and median 2-3 bedrooms in the 1km radius, significantly impacting its utility for most residential buyers.
- Limited Livability Profile: Despite its energy efficiency, the property's micro-footprint of 5m² inherently restricts its functionality and appeal to a very specific market segment, likely prioritizing location and minimal space over traditional home comforts.
- Hypothesis: The property's C3 BER rating implies modern construction or recent upgrades aimed at energy efficiency, yet its extreme 5m² size is a defining characteristic, suggesting it's either a highly specialized investment or a unique 'micro-living' concept testing the limits of Dublin's housing demand.
Amenities
Prime Connectivity: The property benefits from excellent transport links with the Luas Green Line accessible at Milltown Luas Stop (approx. 500m) and numerous Dublin Bus routes, including the 14, 44, and 46A, serving Dundrum Road for direct city centre access.
Details
- Educational and Retail Hub: Positioned near highly regarded educational institutions like Alexandra College and Gonzaga College, with Dundrum Town Centre approximately 2km away providing extensive shopping and leisure options.
- Convenient Local Services: Access to essential healthcare is strong with St. Vincent's University Hospital within 3km, complemented by local pharmacies and GP clinics in Milltown village, ensuring daily needs are well-catered for.
- Hypothesis: The property's location in Milltown leverages a robust network of transport, top-tier educational facilities, and diverse lifestyle amenities, which collectively contribute a significant premium to its perceived value, offsetting its unusual compact size by offering unparalleled convenience.
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.