2 Roebuck Downs, D14 C981
66 homes sold nearby. See what they went for — and what to bid on this one.
€745,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €745,000, 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.
66 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 €745,000, 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 €37,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €745,000, 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.
€37,250
That's what overbidding by just 5% on a €745,000 home costs you — before interest.
A €19 check before a €745,000 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 66 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
66 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 0.8% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
66
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 66 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Roebuck Downs, Goatstown, Dublin, Dublin 14, Dublin | 2025-12-09 | 101m² | |
| 62 Roebuck Rd, Clonskeagh, Dublin 14, Dublin 14, Dublin | 2025-01-08 | 128m² |
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
Efficient Home: With a C1 BER rating, this property offers excellent energy efficiency, leading to estimated annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of similar size.
Optimised Space: While the property's 120 square metres is smaller than the local 1km average of 150 square metres, its efficient 3-bedroom, 2-bathroom semi-detached layout provides practical living space for families, aligning with the median bedroom and bathroom count in the area.
Desirable Type: As a semi-detached house, this property aligns with the dominant market preference in the local 1km radius, where houses constitute 79% of property sales over the last 180 days, indicating strong buyer appeal for this property type.
Hypothesis: Given the property's desirable semi-detached type and Dublin 14 location, its current 120 square metre footprint, being below the 1km average of 150 square metres, presents a clear opportunity for a rear or side extension to significantly increase value and align with buyer demand for larger homes.
Amenities
Commuter's Dream: Excellent transport links are available, with the Luas Green Line accessible via Kilmacud or Stillorgan stops (approx. 20-25 min walk or short bus ride), and multiple Dublin Bus routes like the 11, 17, 46A, and 116 serving the nearby Clonskeagh/Goatstown area, providing direct access to Dublin City Centre.
Education Hub: The property benefits from exceptional access to educational institutions including University College Dublin (UCD) within a short walk (approx. 1.5km), and reputable schools like Mount Anville Primary and Secondary School (within 2km), alongside nearby Deer Park for outdoor leisure.
Essential Services: Comprehensive retail needs are met with Dundrum Town Centre (approx. 3km) and Stillorgan Shopping Centre (approx. 2km) offering a wide range of shops and supermarkets such as SuperValu and Centra, complemented by immediate access to pharmacies and general practitioners, and St. Vincent's University Hospital (approx. 3km) for healthcare.
Hypothesis: The property's strategic proximity to University College Dublin (UCD) not only ensures robust long-term demand for family homes due to its excellent educational reputation but also underpins property values through consistent rental demand from students and staff.
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.