28 Limekiln Road, Manor Estate, Terenure, Dublin 12, D12 CY82
113 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 3 Bed · 1 Bath · 103m² · Semi-D
Market Position
Priced Within Local Sold Range
At €650,000, this home is priced within the typical range of 113 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
113 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €650,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 113 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €650,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
113 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.4% 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
113
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 · 113 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Limekiln Road, Walkinstown, Dublin 12, Dublin 12, Dublin | 2024-10-25 | 124m² | |
| 42 Limekiln Rd, Perrystown, Dublin 12, Dublin 12, Dublin | 2025-07-10 | 101.8m² |
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
BER Investment: Upgrading the C1 BER rating could cost approximately €6,000-€10,000 for significant improvements, potentially increasing the property's value by €10,000-€15,000 and aligning it with a more competitive market standard.
Details
- Size Efficiency: At 103m², this semi-detached house is smaller than the average property size of 125.5m² sold within 1km over the past 180 days, suggesting a less spacious offering compared to local benchmarks.
- Value Optimization: While the property has a C1 BER rating, improving this to a B2 standard would require an estimated investment of €8,000-€12,000 but could yield a value increase of €15,000-€20,000, making it a sound investment given the 1km_180d_avg_price_per_sqm of €5,528.
- Hypothesis: The current C1 BER rating, while not poor, represents a missed opportunity for capital appreciation and energy cost savings; focusing on targeted insulation and heating upgrades could bridge the gap to a B-rated property, commanding a premium of 5-10% in an increasingly energy-conscious market.
Amenities
Transport Connectivity: This location is well-served by Dublin Bus routes 17, 59, and 161, providing direct access to key city areas, and is within a reasonable distance of the Green Line Luas at Dundrum stop.
Details
- Local Schools: The property is situated close to reputable educational institutions such as Terenure College (Boys Secondary), Our Lady's Secondary School (Girls Secondary), and St. Pius X Junior National School.
- Retail and Leisure: Residents have convenient access to local shopping in Terenure village, including Supervalu, and a short drive to Nutgrove Shopping Centre, with numerous cafes and restaurants like 'Brambles' and 'The Little Orchid' in the vicinity.
- Hypothesis: The strong network of Dublin Bus routes (17, 59, 161) and proximity to established secondary schools like Terenure College and Our Lady's significantly enhance the property's appeal to families and commuters, contributing to its relatively higher valuation compared to areas with less integrated public transport and educational facilities.
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.