18 Palmers Copse, Palmerstown Manor, Palmerstown, D20 R802, Dublin 20
42 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 3 Bath · 94m² · Semi-D
Market Position
Below Typical Sale Prices
At €395,000, 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.
42 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €25 check before a €395,000 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 42 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
42 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.8% 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
42
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 · 42 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Palmers Copse, Palmerstown Manor, Palmerstown Dublin 20, Dublin 20, Dublin | 2025-08-07 | 94m² | |
| 6 Palmers Copse, Palmerstown, Dublin 20, Dublin 20, Dublin | 2025-02-28 | 93m² |
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
Optimally Sized: At 94m², this 3-bedroom semi-detached house is perfectly aligned with the average property size of 96m² for similar homes sold within a 1km radius over the past 180 days, ensuring it meets local buyer expectations.
Enhanced Bathroom Provision: This property boasts 3 bathrooms, significantly exceeding the typical 1-bathroom median found in similar homes sold within a 1km radius, adding considerable appeal and functionality.
Efficient Energy Performance: With a BER C rating, this property offers excellent energy efficiency, leading to estimated annual energy costs of €1,600-€2,000, which is €200-€600 lower than comparable D-rated properties where costs can reach €1,800-€2,200 annually.
Hypothesis: The property's superior 3-bathroom configuration, in an area where the median is 1, positions it as a highly desirable modern family home, commanding a premium that justifies its estimated value even with its competitive asking price.
Amenities
Seamless Connectivity: Palmerstown is well-served by Dublin Bus routes 25, 25A, 25B, 66, 66A, 66B, and 67, providing frequent links to Dublin city, while the Luas Red Line at Kylemore (approx. 2.5km) offers further city-wide connections.
Education & Retail Hub: Families benefit from close proximity to well-regarded schools such as St. Lorcan's Boys' National School and St. Brigid's Girls' National School, alongside convenient access to major retail at Liffey Valley Shopping Centre and local grocery needs at SuperValu Palmerstown.
Comprehensive Local Services: Essential healthcare is readily available at Palmerstown Primary Care Centre and the nearby Hermitage Medical Clinic, complemented by recreational green spaces like Palmerstown Park and the extensive Phoenix Park within easy reach.
Hypothesis: Continued investment in public transport infrastructure, particularly enhanced bus corridors and potential future Luas extensions closer to Palmerstown, will significantly boost property values by reducing commute times and improving accessibility to key employment hubs.
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.