33 Woodavens, D22 P9P3, Clondalkin, Dublin 22
17 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 1 Bath · 75m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 6mo 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
17
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±11%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Woodavens, Lucan Rd, Clondalkin Dublin 22, Dublin 22, Dublin | 2025-10-14 | 75m² | |
| 28 Wood Avens, Clondalkin, Dublin 22, Dublin | 2024-10-18 | 76m² |
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 C BER rating, this property offers good energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, a significant saving compared to €1,800-€2,200 for a D-rated property of similar size.
Details
- Optimised Living Space: At 75m², this property is more compact than the average 83m² house sold within the 3km radius, potentially offering lower maintenance costs and efficient heating for a 3-bedroom layout.
- Ideal Local Configuration: The 3-bedroom, 1-bathroom configuration aligns perfectly with the 1km radius median for bedrooms and bathrooms, making it a highly marketable family home in its immediate vicinity.
- Hypothesis: While a BER C is adequate, investing €5,000-€8,000 to upgrade to a B2 rating could not only reduce annual energy costs by an additional €300-€500 but also add an estimated €10,000-€15,000 to the property's sale price in this competitive market.
Amenities
Excellent Transport Connectivity: Excellent transport links are available, with numerous Dublin Bus routes (e.g., 13, 68, 69) serving Clondalkin, and the Luas Red Line accessible at the Red Cow stop, approximately 2km away, offering direct access to Dublin City Centre.
Details
- Rich Lifestyle Facilities: The area is well-equipped with amenities, including The Mill Shopping Centre for retail needs and Corkagh Park, a large green space providing extensive recreational facilities for all ages.
- Walkable Community Access: Clondalkin village, a short walk from Woodavens, offers a vibrant array of local services, cafes, restaurants, and pharmacies, fostering a strong community feel and reducing reliance on car travel for daily errands.
- Hypothesis: Continuous public transport infrastructure enhancements, particularly along the Luas Red Line corridor and planned bus route upgrades in greater Dublin, will further boost the appeal and value of properties in Clondalkin by significantly improving commuter convenience and accessibility to 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 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.