20 Monksfield Grove, Clondalkin, Dublin 22, Clondalkin, Dublin 22
12 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 2 Bath · 80m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 12 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.
12 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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 size-adjusted median. 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
12
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±5%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Monksfield Walk, Clondalkin, Dublin 22, Dublin 22, Dublin | 2025-09-12 | 78m² | |
| 15 Monksfield Meadows, Clondalkin, Dublin 22, Dublin 22, Dublin | 2025-12-04 | 80m² |
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 B3 Efficiency: The B3 BER rating suggests a moderate level of energy efficiency, potentially saving €1,000-€1,400 annually in energy costs compared to a D-rated property of similar size, while offering room for improvement to an A-rated standard.
Details
- Value-Adding Upgrades: Investing €8,000-€12,000 to upgrade the BER rating from B3 to B1/A2 could potentially increase the property's value by €15,000-€20,000, representing a strong return on investment.
- Standard Size and Configuration: At 80m², the property aligns with the average size of 77.4m² within a 1km radius, and its 3 bedrooms and 2 bathrooms match the median local configuration, indicating it meets typical buyer expectations for this area.
- Hypothesis: The current B3 BER rating, while adequate, represents a tangible opportunity for value enhancement. A targeted €8,000-€12,000 investment in insulation and heating upgrades could not only yield annual savings of €500-€1,000 but also position the property at a higher price point, potentially aligning it with the €415,875 p75 sale price within the 1km radius.
Amenities
Excellent Transport Hub: This property is well-served by Dublin Bus routes 25, 66, and 67, providing direct access to Dublin city centre, and is within reasonable reach of the Red Line Luas at Belgard stop.
Details
- Local Education and Healthcare: Proximity to primary schools like St. Mary's National School and secondary options such as St. Kevin's Community College, alongside healthcare facilities like Clondalkin Health Centre and Tallaght University Hospital (approx. 3km drive) enhances its appeal.
- Convenient Retail and Leisure: Residents have easy access to The Square Tallaght for extensive shopping, including Dunnes Stores and Boots, and local amenities like shops and cafes in Clondalkin village.
- Hypothesis: The established infrastructure in Clondalkin, including the upcoming developments within the wider Dublin 22 area that are likely to improve public transport further and introduce new community facilities, suggests that properties like 20 Monksfield Grove, offering 3 beds and 2 baths, will continue to see sustained demand and potential for modest capital appreciation driven by ongoing urban regeneration.
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.