31 The Drive, Kilternan Wood, Kilternan, Dublin 18, Kilternan, Dublin 18, D18 AWX6
7 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 7 recent closed sales nearby. There's room to negotiate — seller leverage is 2.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 8mo recency · Moderate 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.
Instant access · No subscription · Refund if not useful
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.
€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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €795,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±17%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 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 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
A2 BER Advantage: The A2 BER rating is significantly better than the 100% unknown BER ratings in the surrounding 1km radius, translating to estimated annual energy cost savings of €1,000-€1,400 compared to a typical D-rated property of similar size.
Details
- Generous Size: At 144.0m², this property is the same size as the average property size within a 1km radius, offering ample living space compared to the smaller average size of 111.89m² within a 3km radius.
- Value Optimization: Investing in minor aesthetic upgrades or modernizing certain fixtures could potentially increase property value by €15,000-€20,000, particularly if targeting a more discerning buyer who values contemporary finishes, given the property's strong BER rating.
- Hypothesis: The property's A2 BER rating, significantly above the local average of unknown BERs within 1km, suggests that proactive upgrades to properties with lower BER ratings (D, E, F, G) in this area could yield substantial value increases, potentially recouping €8,000-€12,000 upgrade costs and adding €15,000-€20,000 in value.
Amenities
Transport Hub Access: Proximity to the Luas Green Line at Kilmacud stop (approximately 2km) and key Dublin Bus routes such as the 44B and 114 (within 500m) offers good connectivity for commuters.
Details
- Educational Cluster: The area is well-served by educational institutions including Kilternan School (within 1km), Rathfarnham Parish National School (approx. 1.5km), and Loreto High School Beaufort (approx. 2km).
- Local Convenience: Residents benefit from nearby shopping facilities at The Park Carrickmines (approx. 1.5km) and local amenities like the Foxrock Golf Club and the Whispering Woods Playground (within 1km).
- Hypothesis: The availability of multiple Dublin Bus routes (e.g., 44B, 114) and the relatively close proximity to the Luas Green Line at Kilmacud (approx. 2km) indicates that Kilternan is strategically positioned for future infrastructure investment, potentially seeing increased transport options or service frequency, further enhancing its appeal and property values.
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.