21 Grange Oaks Avenue, Grange Oaks, Enniskerry Road, Kilternan, Dublin 18, D18 P8NR
36 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 36 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
36 closed sales nearby · 11mo 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 36 verified local sales · High confidence
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Price Distribution Analysis
36 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.
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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 15.7% 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
36
Transactions Analysed
Within 1.5km
11 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 · 36 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 | |
| 46 Cairnbrook Ave, Carrickmines, Dublin 18, Dublin 18, Dublin | 2024-12-20 | 112m² |
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.
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.
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 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.