166 Mulvey Park, Dundrum, Dublin 14, D14 NT28
31 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 4 Bed · 3 Bath · 130m² · Terrace
Market Position
Below Typical Sale Prices
At €795,000, 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.
31 closed sales nearby · 13mo 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
31 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 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.3% 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
31
Transactions Analysed
Within 1.5km
13 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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 St Columbanus Rd, Dundrum, Dublin 14, Dublin 14, Dublin | 2026-01-26 | 101m² | |
| 28 Olivemount Rd, Dundrum, Dublin 14, Dublin 14, Dublin | 2024-12-11 | 94m² |
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
Energy Efficiency Advantage: With a B3 BER rating, this property is positioned above average; upgrading to a B2 rating would likely cost €5,000-€8,000 and could increase the property's value by €8,000-€12,000, while annual energy costs are estimated to be €1,400-€1,800 compared to €2,000-€2,500 for a D-rated property.
Spacious Configuration: The 130m² size with 4 bedrooms and 3 bathrooms offers a good space-to-bed ratio, aligning well with family needs and potentially commanding a premium in the local market where similar properties may offer less space.
Value Optimization Opportunity: While BER B3 is decent, targeted insulation upgrades and modernising heating systems could elevate its rating further, potentially yielding an increase in market value of €10,000-€15,000 for a modest investment of €7,000-€10,000, enhancing long-term appeal.
Hypothesis: The B3 BER rating, while good, is not optimal for the current market where B2 or A-rated properties are increasingly sought after by discerning buyers focused on running costs; a strategic investment of €8,000-€12,000 to achieve a B1 rating could unlock a value increase of €15,000-€20,000 by aligning the property with premium market expectations and reducing perceived long-term ownership expenses.
Amenities
Excellent Connectivity: This location is served by Dublin Bus routes 75, 175, and 47, with the Luas Green Line at Balally stop approximately a 15-minute walk (1.2km) away, providing strong links to the city centre and surrounding areas.
Prime Educational Hub: Proximity to highly-regarded schools such as Santa Maria College (800m), Mount Anville Girls School (1.5km), and St. Raphaela's School (1km) makes this an attractive proposition for families.
Convenient Retail and Leisure: Residents benefit from the extensive amenities at Dundrum Town Centre (1km), offering a wide array of retail, dining, and entertainment options, complemented by local cafes and restaurants within walking distance.
Hypothesis: The strong public transport links, including the Luas Green Line and multiple bus routes, combined with the high concentration of esteemed educational institutions and the proximity to a major retail and leisure hub like Dundrum Town Centre, create a powerful synergy that significantly enhances property value and desirability in this specific pocket of Dundrum, potentially commanding a 5-10% premium over comparable areas with less integrated amenities.
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.