348a Kildare Road, Dublin 12, Crumlin, Dublin 12, D12 PN30
8 homes sold nearby. See what they went for — and what to bid on this one.
€474,950 · 4 Bed · 2 Bath · 120m² · Bungalow
Market Position
Below Typical Sale Prices
At €474,950, 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.
8 closed sales nearby · 10mo 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 €474,950, 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 €23,748 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €474,950, 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.
€23,748
That's what overbidding by just 5% on a €474,950 home costs you — before interest.
A €25 check before a €474,950 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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 size-adjusted median, 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
Statistical Confidence · Moderate
8
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±20%
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 367 Crumlin Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-02-25 | 78m² | |
| 7 Dangan Drive, Kimmage, Dublin 12, Dublin | 2025-01-31 | 106m² |
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
BER Rating Impact: The SI_666 BER rating suggests potential for significant energy cost savings; upgrading from a D rating (typical for this type of property) to a B2 could cost €8,000-€12,000 and increase property value by €15,000-€20,000, while current estimated annual energy costs of €1,800-€2,200 could be reduced to €800-€1,200.
Size vs. Type Efficiency: With 120m² and 4 bedrooms, this bungalow offers a generous living space. However, the median sale price for bungalows within 1km over the last 180 days was €410,000, which is lower than the median sale price for the same broad property type within 3km (€525,000), indicating that bungalows of this size might be valued differently depending on the specific street or micro-location.
Value Optimization Potential: Given the property's current estimated value of €487,898.94 and a BER rating of SI_666, investing in energy efficiency upgrades could enhance its market appeal and long-term value proposition, particularly if comparable properties in the vicinity have higher BER ratings.
Hypothesis: The BER rating of SI_666, while not ideal, presents a clear opportunity for value enhancement. A targeted €10,000 investment in insulation and heating system upgrades to achieve a B2 rating could unlock an estimated €15,000-€20,000 in capital appreciation, making it a financially prudent decision for a new owner aiming to optimize long-term returns on this 120m² bungalow.
Amenities
Transport Connectivity: This location is served by Dublin Bus routes 18, 40, 123, and 151, providing direct access to the city centre and surrounding areas.
Local Services and Retail: Residents have access to a range of amenities including The Square shopping centre (approximately 2km away), Tesco, and Lidl supermarkets within a 1km radius, ensuring daily needs are easily met.
Educational and Healthcare Access: The area is well-served by educational facilities such as St. Agnes's Primary School (within 500m) and secondary schools like Loreto Crumlin, with Crumlin Hospital and St. James's Hospital accessible via public transport.
Hypothesis: The significant number of nearby properties (1,723 within 1km) combined with the provision of key bus routes like the 40 and 123, and proximity to St. Agnes's Primary School, suggests that family desirability and commuter convenience are strong drivers in this D12 postcode. This could explain why bungalows, which traditionally offer single-level living, might appeal to a specific buyer segment, even if not always reflecting the highest price per square meter compared to other property types in the immediate vicinity.
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.