2 Drummartin Park, Goatstown, Dublin 14, D14 DC94
38 homes sold nearby. See what they went for — and what to bid on this one.
€1,295,000 · 4 Bed · 4 Bath · 175m² · Detached
Market Position
Priced Within Local Sold Range
At €1,295,000, this home is priced within the typical range of 38 recent closed sales nearby. There's room to negotiate — seller leverage is 4.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
38 closed sales nearby · 9mo 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 €1,295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €64,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,295,000, 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.
€64,750
That's what overbidding by just 5% on a €1,295,000 home costs you — before interest.
A €19 check before a €1,295,000 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 38 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
38 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 size-adjusted median. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.5% 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
38
Transactions Analysed
Within 1.5km
9 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 · 38 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 The Beeches, Holywell, Kilmacud Rd Upper Dublin 14, Dublin 14, Dublin | 2024-11-28 | 235m² | |
| 275 Kilmacud Road Upper, Dundrum, Dublin 14, Dublin 14, Dublin | 2025-05-01 | 179.6m² |
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 Improvement Potential: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a good return on investment for future owners.
Current Energy Costs: With a D2 BER rating, annual energy costs are estimated to be between €1,800-€2,200, which is significantly higher than the €800-€1,200 typical for B-rated properties of this size in the area.
Size and Configuration: The property offers a generous 175m² across 4 bedrooms and 4 bathrooms, which is a well-balanced configuration for family living and aligns well with the demand for larger homes in desirable Dublin locations.
Hypothesis: The current D2 BER rating, while offering potential for value-adding upgrades, may deter buyers prioritizing immediate energy efficiency, suggesting that properties with higher BER ratings within this segment command a 10-15% price premium due to reduced long-term running costs and improved comfort.
Amenities
Transport Connectivity: Goatstown is well-served by Dublin Bus routes 116, 118, and 175, providing direct access to key areas of Dublin city and surrounding suburbs, with stops conveniently located within walking distance.
Educational Hub: The area boasts excellent educational facilities including St. Kilian's German School, Our Lady's Grove National School, and Mount Anville Secondary School, all within close proximity, making it attractive for families.
Lifestyle & Healthcare: Residents have easy access to local shopping in Goatstown Village, a variety of cafes and restaurants, and are a short drive from Dundrum Town Centre. UPMC Whitfield Hospital and the Beacon Hospital are also nearby for healthcare needs.
Hypothesis: The proximity to major arterial routes like the M50 motorway, coupled with the enhanced public transport options (including potential future links to the Luas Green Line via feeder buses), positions Goatstown for continued strong demand from both local buyers and those seeking convenient commuting options to Dublin's 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.