26 Whatley Hall, Arches Wood, Clonee, Dublin 15, D15 NC56
20 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 2 Bed · 2 Bath · 76m² · Apartment
Market Position
Priced Within Local Sold Range
At €300,000, this home is priced within the typical range of 20 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.
20 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €300,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €300,000, 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.
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €19 check before a €300,000 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 20 verified local sales · High confidence
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Price Distribution Analysis
20 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 decreased 3.4% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±9%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 58 Whatley Hall, Archerswood, Clonee Dublin 15, Dublin 15, Dublin | 2025-01-10 | 81m² | |
| 65 Whatley Hall, Archerswood, Clonee Dublin 15, Dublin 15, Dublin | 2025-07-17 | — |
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 Rating Opportunity: The C1 BER rating offers potential for value enhancement through energy efficiency upgrades, which could significantly improve long-term running costs and market appeal.
Size Efficiency: At 76m², this 2-bedroom apartment is slightly smaller than the average property size of 95.07m² within a 5km radius over 180 days, but efficient for a 2-bed unit.
Upgrade Potential: Achieving a B2 rating from the current C1 would likely cost between €4,000-€7,000 and could potentially add €6,000-€10,000 in property value, offering a positive return on investment.
Hypothesis: The concentration of BER ratings at 100% unknown within a 1km radius over the past 30, 90, and 180 days suggests a lack of focus on energy efficiency by previous sellers or agents, creating a niche opportunity for this property to differentiate itself if energy upgrades are pursued.
Amenities
Transport Connectivity: While specific routes aren't listed, the D15 postcode generally benefits from Dublin Bus services including routes like 39, 39A, and 220, providing links to Blanchardstown Shopping Centre and Dublin City Centre.
Local Services: The area is typically well-served by local amenities, including neighbourhood shops, pharmacies, and potentially primary schools like St. Mary's National School, with Blanchardstown Shopping Centre offering a major retail hub.
Commuter Access: Proximity to the M50 motorway (via Junction 6) is a key advantage for commuters, offering relatively quick access to various parts of Dublin, although direct public transport to city centre Luas/DART lines would likely involve bus transfers.
Hypothesis: The ongoing development and infrastructure improvements often seen in Dublin 15, coupled with the potential for future expansion of public transport links like the proposed Metro North or extension of existing lines, suggest that the connectivity and amenity access for this property are likely to improve significantly over the next 5-10 years, driving capital appreciation.
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.