31 The Drive, Kilternan Wood, Kilternan, Dublin 18, D18 AWX6
53 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 4 Bed · 3 Bath · 144m² · Semi-D
Market Position
Priced Within Local Sold Range
At €795,000, this home is priced within the typical range of 53 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.
53 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 €795,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 53 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
53 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 3.1% 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
53
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±13%
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 · 53 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Bishops Gate, Enniskerry Road, Kilternan, Dublin 18, Dublin | 2025-08-19 | 128.7m² | |
| 7 Dun Oir Court, Glenamuck Road, Kilternan, Dublin | 2025-12-15 | 198m² |
Transactions within a 3.0km 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
Premium BER Savings: With an A2 BER rating, annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 expected for a D-rated property of similar size in the area.
Generous Proportions: The property's 144sqm size aligns with the 144sqm average size of homes within 1km, offering ample living space.
Quality Configuration: The 4 bedrooms and 3 bathrooms offer a highly desirable configuration, meeting the higher end of the median 3.5 beds and 3.5 baths observed within 1km.
Hypothesis: The A2 BER rating represents a significant long-term cost saving; however, a detailed assessment of potential future upgrades, such as solar panel integration or advanced heat recovery systems, could further enhance its market appeal and potentially unlock an additional 3-5% value appreciation in a market increasingly focused on net-zero capabilities.
Amenities
Transport Access: While specific routes are not listed, Kilternan is generally served by Dublin Bus routes like the 44B and 63, with proximity to the N11 and M50 for wider connectivity.
Educational Proximity: The area is well-served by educational institutions, including Our Lady's National School in Ballinteer and Rathfarnham Parish National School, with secondary options like Loreto Beaufort and Templeogue College within reasonable driving distance.
Local Retail and Leisure: Residents can access local shops in Kilternan, with larger retail hubs like Dundrum Town Centre approximately a 10-15 minute drive away, offering a wide range of shopping and dining options.
Hypothesis: The relatively rural feel of Kilternan, combined with its proximity to the M50 and N11, suggests a growing appeal for families seeking a balance between suburban tranquility and urban access; future development focused on enhancing direct public transport links to Luas and DART lines could significantly boost property values by reducing commute times for those working in the city centre.
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.