29 Liscarne Gardens, Clondalkin, Dublin 22, Co. Dublin, D22 AC97
15 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 1 Bath · 88m² · Terrace
Market Position
Below Typical Sale Prices
At €325,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
15 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
15
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±12%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Chaplain's Row, Clondalkin, Dublin 22, Dublin 22, Dublin | 2025-03-12 | 115m² | |
| 77 Rowlagh Ave, Clondalkin, Dublin 22, Dublin 22, Dublin | 2025-10-08 | 82m² |
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
Solid BER B3 Rating: The B3 BER rating is good, but a strategic upgrade to a B2 would cost approximately €3,000-€5,000 and could increase property value by €5,000-€8,000.
Average Size for Area: At 88m², the property size is consistent with the average property size of 87.56m² within a 3km radius over the past 180 days.
Potential Value Optimization: Investing €8,000-€12,000 to upgrade from the current B3 BER to a B1 could potentially save €400-€600 annually in energy costs compared to typical D-rated properties in the vicinity.
Hypothesis: While the B3 BER is competent, the 100% of properties with unknown BER ratings within 1km suggests a market where transparency on energy efficiency is low, creating an opportunity to differentiate by achieving a higher BER (A-rated) and commanding a significant premium of 10-15% over comparable properties.
Amenities
Excellent Connectivity: Residents have access to Dublin Bus routes 25A, 25B, 25D, 69, and 69X, providing direct links to Dublin city centre.
Local Essentials: Proximity to The Square Shopping Centre, offering a wide range of retail, including Dunnes Stores and Tesco, as well as essential services.
Family & Healthcare Hub: Close to esteemed educational institutions such as Colaiste Bride and St. Kevin's Community College, alongside Clondalkin Medical Centre and Boots Pharmacy.
Hypothesis: The significant increase in average property size within a 3km radius from 87.56m² over 180 days to 89.94m² in the last 30 days, coupled with a high percentage of house sales (93.33% in the 3km radius last 30 days), indicates a growing demand for family homes in Clondalkin, potentially driven by recent local amenity upgrades and planned public transport improvements.
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.