31 Rockview, Sandyford, Dublin 18, D18 KX70
95 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 2 Bed · 2 Bath · 67m² · Apartment
Market Position
Below Typical Sale Prices
At €345,000, 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.
95 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 95 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
95 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.4% 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
95
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 95 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 34 Rockview, Blackglen Rd, Sandyford Dublin 18, Dublin 18, Dublin | 2025-12-03 | 47m² | |
| 103 Rockview Apts, Blackglen Rd, Sandyford Dublin 18, Dublin 18, Dublin | 2025-10-06 | 78m² |
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
Energy Efficiency Advantage: With a C1 BER rating, this property offers good energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, potentially saving €600-€1,000 annually compared to typical D-rated properties of similar size (estimated €1,800-€2,200).
Compact but Modern: At 67 square meters, this 2-bedroom apartment is more compact than the average property size of 84 square meters sold within a 1km radius over the past 30 days, yet its modern 2-bed, 2-bath configuration aligns with current buyer preferences for efficient layouts.
Optimal Layout Match: The property's 2-bedroom, 2-bathroom configuration perfectly matches the median property layout sold within a 1km radius over the last 30 days, reflecting a highly sought-after and practical setup in the local apartment market.
Hypothesis: While slightly smaller than the broader 1km average property size, the efficient 2-bed, 2-bath layout combined with a strong C1 BER rating positions this apartment favorably against the broader market, offering a desirable balance of modern comfort and energy savings that could attract eco-conscious and first-time buyers alike.
Amenities
Excellent Connectivity: This property boasts superb transport links, being approximately a 10-15 minute walk from the Luas Green Line (Sandyford or Stillorgan stop), providing direct access to St. Stephen's Green, and is well-served by Dublin Bus routes 44, 46A, and 114, connecting to various city destinations.
Prime Local Services: Residents benefit from proximity to major retail at Dundrum Town Centre (approx. 10-minute drive or Luas ride) and essential healthcare services, including the Beacon Hospital located just a 5-minute drive away.
Vibrant Lifestyle & Education Hub: The area offers diverse lifestyle amenities within Beacon South Quarter, featuring various restaurants and cafes, while access to reputable educational institutions like Wesley College and Marlay Park (approx. 15-minute walk) provides excellent recreational and family options.
Hypothesis: Continued development within the Sandyford Business District and the ongoing enhancement of the Luas Green Line capacity will likely further enhance the desirability and long-term capital appreciation of properties in Rockview, cementing its status as a highly connected and amenity-rich Dublin suburb.
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.