2 Knockrabo Court, Goatstown Road, Goatstown, Dublin 14, D14 X2E1
15 homes sold nearby. See what they went for — and what to bid on this one.
€1,195,000 · 4 Bed · 4 Bath · 163m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €1,195,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 5.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 7mo 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 €1,195,000, 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 €59,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,195,000, 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.
€59,750
That's what overbidding by just 5% on a €1,195,000 home costs you — before interest.
A €19 check before a €1,195,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 13% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,195,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
15
Transactions Analysed
Within 3.0km
7 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Dale Rd, Kilmacud, Blackrock, Dublin | 2024-12-08 | 155m² | |
| 19 Hazel Ave, Kilmacud, Dublin, Dublin | 2025-08-28 | 119m² |
Transactions within a 3.0km 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
Excellent Energy Efficiency: The A3 BER rating suggests annual energy costs of approximately €800-€1,200, providing substantial savings compared to a D-rated property of similar size in the area, which would incur €1,800-€2,200 annually.
Details
- Generous Size: At 163 sqm, this property is larger than the average property size of 119 sqm within a 3km radius over the past 180 days, offering greater living space and potential for future adaptation.
- High-Value Configuration: With 4 bedrooms and 4 bathrooms, this property exceeds the median of 3 bedrooms and 2 bathrooms within a 3km radius, offering a configuration that appeals to larger families and supports a higher resale value.
- Hypothesis: While this property boasts an A3 BER, a further investment of €5,000-€8,000 in smart home technology for heating and lighting control could push its effective energy performance towards an A1 rating, potentially adding €10,000-€15,000 in market value due to increasing buyer demand for technologically advanced, ultra-efficient homes.
Amenities
Excellent Transport Links: Situated near Goatstown Road, this property is well-served by Dublin Bus routes 11B and 116, providing direct access to the city centre and surrounding suburbs, while the Luas Green Line at Dundrum is approximately a 30-minute walk or short bus ride away.
Details
- Prime Educational Hub: The property is within catchment for highly-regarded schools such as St. Killian's German School (within 2km), Mount Anville Secondary School, and Our Lady's Grove National School, making it attractive for families.
- Abundant Local Retail and Leisure: Residents have easy access to Goatstown shopping centre, with SuperValu and various cafes and restaurants, and are a short drive from Dundrum Town Centre, one of Ireland's largest shopping and entertainment complexes.
- Hypothesis: The established community in Goatstown, bolstered by its proximity to key educational institutions and a blend of local convenience and access to major retail hubs like Dundrum, creates a sustained demand that buffers against minor market fluctuations, suggesting that properties here will continue to see steady capital appreciation driven by lifestyle and family needs rather than purely speculative investment.
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.