16 Westminster Hall, Westminster Road, Dublin 18, D18 DH74
17 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 2 Bed · 3 Bath · 100m² · Apartment
Market Position
At the Upper End of Local Sales
At €650,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
17 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 3.7% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±16%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Westminster Hall, Westminster Rd, Foxrock Dublin 18, Dublin 18, Dublin | 2025-03-27 | 102m² | |
| 1 The Grove, Hainault Rd, Foxrock Dublin 18, Dublin 18, Dublin | 2025-03-13 | 144.6m² |
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 Upgrade Potential: Upgrading the D2 BER rating to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, representing a strategic investment.
Size Efficiency: At 100.0m² with 2 bedrooms and 3 bathrooms, the property offers a good bathroom-to-bedroom ratio, which is a desirable feature in the Dublin apartment market.
Value Optimization: The current estimated value is €666,902.31, which is €16,902 above the asking price, indicating potential for negotiation or an expectation of value uplift, despite the D2 BER.
Hypothesis: Given the D2 BER rating, a proactive approach to energy efficiency upgrades could unlock significant value, with a focus on improving insulation and heating systems to align with the higher BER ratings observed in the €1.6M sales within 1km, thereby closing the quality gap.
Amenities
Transport Hub Proximity: While specific routes aren't listed, Dublin 18 is generally well-served by Dublin Bus services and is within reasonable proximity to the Luas Green Line at Sandyford or the DART at Blackrock.
Local Services Access: The area benefits from proximity to shopping centres like Stillorgan and Dundrum, as well as educational institutions such as UCD and numerous primary and secondary schools.
Green Space and Leisure: Residents can enjoy nearby recreational areas like Marley Park, offering walking trails and family activities, contributing to a good quality of life.
Hypothesis: The strong demand for properties within the 1km radius, evidenced by the €1.6M median sale price for the same broad type, suggests that the amenities and connectivity of Dublin 18 are highly valued, and future development or enhancement of public transport links, such as a closer Luas stop or improved bus corridors, could further drive property values significantly.
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.