21 Grange Oaks Avenue, Grange Oaks, Enniskerry Road, Kilternan, Dublin 18, D18 P8NR
44 homes sold nearby. See what they went for — and what to bid on this one.
€560,000 · 2 Bed · 2 Bath · 84m² · Apartment
Market Position
Priced Within Local Sold Range
At €560,000, this home is priced within the typical range of 44 recent closed sales nearby. There's room to negotiate — seller leverage is 4.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
44 closed sales nearby · 12mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €560,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €28,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €560,000, 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.
€28,000
That's what overbidding by just 5% on a €560,000 home costs you — before interest.
A €19 check before a €560,000 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 44 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €560,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
44 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 17.4% 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
44
Transactions Analysed
Within 1.5km
12 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 · 44 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 43 Chapel Hill, Kilternan, Dublin18, Dublin 18, Dublin | 2025-12-12 | 97m² | |
| 21 Cruagh Manor, Stepaside, Dublin, Dublin 18, Dublin | 2024-10-31 | 63m² |
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
Exceptional Energy Efficiency: With an A2 BER rating, this apartment's annual energy costs are estimated at €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of similar size in the area.
Details
- Optimal Size for Target Market: The 84m² size is slightly smaller than the average property size of 111.6m² within a 1km radius, but aligns well with the median bed count of 2.0 in the 3km radius 30-day market, indicating good space efficiency for a two-bedroom apartment.
- BER Upgrade Opportunity: While already A2, further minor enhancements to insulation or heating controls could potentially push the BER closer to A1, offering an estimated €50-€100 annual saving and a marginal increase in market appeal.
- Hypothesis: The A2 BER rating positions this apartment at the forefront of energy efficiency in the Kilternan market; however, the lack of comparable A-rated apartments within the 1km radius (100% BER unknown in metrics) suggests a potential market education opportunity, where highlighting the long-term cost savings and environmental benefits could justify a slight premium against the prevailing market prices for lesser-rated properties.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 44 and 63 which pass through Kilternan, providing links towards Dún Laoghaire and the city centre, with the nearest Luas stop likely requiring a connection or longer journey.
Details
- Local Retail and Healthcare: Proximity to the Sugarloaf Convenience Store and a short drive to the Park Carrickmines shopping centre for major retailers. Access to the Beacon Hospital and St. Columcille's Hospital is within a 10-15 minute drive.
- Educational and Family Facilities: Nearby educational institutions include St. Gerard's School and Rathmichael National School. Childcare options like Little Acorns Preschool are also present within a short driving distance.
- Hypothesis: The location in Kilternan, while offering a more tranquil setting, has a less direct public transport offering to central Dublin compared to areas with Luas or DART access, meaning the property's appeal to daily commuters will hinge on car ownership or a willingness to utilize bus routes with potentially longer journey times, suggesting that its primary buyer demographic may be those seeking a quieter lifestyle or working remotely.
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.