20 Killeen Hall, Killeen Road, Dublin 10, Dublin 10
11 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 2 Bath · 84m² · Apartment
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €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.
These signals interact — full analysis in report.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 3 Le Fanu House, Le Fanu Road, Ballyfermot, Dublin 15, Dublin | 2026-01-07 | 46m² | |
| 11 The Concert Building, Park West Pointe, Dublin 12, Dublin 12, Dublin | 2025-07-31 | 64.8m² |
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
Upgrade Opportunity: Upgrading the D1 BER rating to a B2 would likely cost €8,000-€12,000 and could increase the property's value by €15,000-€20,000, representing a worthwhile investment.
Average Size: At 84.0m², the apartment is slightly larger than the average property size of 75.99m² within a 1km radius over the past 180 days.
Potential for Value Optimization: While the BER is D1, improving insulation and heating could reduce estimated annual energy costs of €1,800-€2,200 by €400-€800 compared to properties with lower BER ratings.
Hypothesis: The high percentage of properties with unknown BER ratings (100% within 1km, 3km, and 5km radii) across all timeframes suggests a significant market opportunity for properties that obtain and advertise clear, good BER ratings, as this will differentiate them and potentially command a premium from increasingly energy-conscious buyers.
Amenities
Excellent Connectivity: The area is served by Dublin Bus routes 25, 66, and 67, and is approximately a 15-minute walk to the Red Cow Luas stop, providing good access to public transport.
Local Essentials: Residents have convenient access to Lidl (500m), St. Mary's National School (800m), and CHI at Crumlin (2km), covering shopping, education, and healthcare needs.
Walkable Green Space: Phoenix Park is approximately 2km away, offering substantial recreational space, while local green areas provide accessible outdoor options for residents.
Hypothesis: Despite the availability of bus routes and the Red Cow Luas, the lack of direct integration with other Luas lines or DART services within a reasonable walking distance (beyond the Red Cow interchange) may be a limiting factor for commuters travelling to certain parts of the city, potentially impacting long-term value appreciation compared to areas with more diverse public transport options.
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.