34 Millpark, Old Nangor Road, Clondalkin, Dublin 22, D22 W306
23 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 2 Bed · 1 Bath · 47m² · Apartment
Market Position
Priced Above Local Sales
At €245,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
23 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 €245,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 16.1% 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
23
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 42 Millpark Clondalkin, Clondalkin Dublin 22, Dublin, Dublin 22, Dublin | 2025-07-23 | 72.7m² | |
| 28 The Mill Pond, Mill Lane, Clondalkin, Dublin 22, Dublin | 2025-06-10 | 63m² |
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
BER C1 Impact: The C1 BER rating, while not ideal, suggests potential for energy efficiency improvements. Upgrading this apartment from C1 to a B2 rating would likely cost between €6,000-€9,000 and could potentially increase its market value by €10,000-€15,000.
Compact Living: At 47m², this apartment is significantly smaller than the average property size of 81m² within a 1km radius over the last 180 days, making it ideal for singles or couples but potentially less suitable for families.
Value Optimization: Given the current BER C1 rating and the average C1 BER rating for apartments within a 1km radius over 180 days (though 100% are unknown), investing in minor insulation and window upgrades could improve comfort and future resale value, costing an estimated €2,000-€4,000.
Hypothesis: The prevalence of unknown BER ratings (100% in all observed radii over 90 and 180 days) within a 1km radius suggests a lack of emphasis on energy efficiency disclosure for apartments in this micro-market, potentially allowing properties with transparent and improved BER ratings to command a premium.
Amenities
Transport Hub: The property is well-served by Dublin Bus routes 40, 210, and 214, with the Red Cow Luas stop approximately a 20-minute walk away, offering excellent connectivity to Dublin city centre.
Local Conveniences: Residents have easy access to The Square Shopping Centre, a major retail hub within a 15-minute walk, and numerous local shops and cafes on Nangor Road, alongside Tallaght University Hospital approximately 2km away.
Green Spaces: The property is within walking distance of Corkagh Park, a large regional park offering extensive walking trails, playgrounds, and sporting facilities, enhancing the quality of life for residents.
Hypothesis: The strong public transport links and proximity to a major shopping centre like The Square, coupled with accessible green spaces like Corkagh Park, indicate a high demand for properties in Clondalkin from both first-time buyers and those seeking convenient urban living with recreational opportunities, supporting sustained property value.
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.