37 St Johns Court, D22 T2R9, Clondalkin, Dublin 22
12 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 1 Bath · 60m² · Bungalow
Market Position
Below Typical Sale Prices
At €295,000, 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.
12 closed sales nearby · 11mo 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±15%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 St Johns Court, Clondalkin, Dublin 22, Dublin 22, Dublin | 2025-12-22 | 60m² | |
| 141 St John's Wood, Clondalkin, Dublin 22, Dublin 22, Dublin | 2025-03-27 | — |
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 Upgrade Opportunity: With a D1 BER rating, strategic improvements could cost €8,000-€12,000 to reach a B2 rating, potentially increasing the property's value by €15,000-€20,000 and reducing current annual energy costs of €1,800-€2,200 to €800-€1,200.
Compact Footprint: At 60m², this bungalow is approximately 20m² smaller than the average property size of 80m² sold within a 1km radius over the last 90 days, catering to a specific market for smaller homes.
Optimal Configuration Match: The property's 2-bedroom, 1-bathroom configuration perfectly matches the median number of bedrooms and bathrooms for properties sold within a 1km radius over the past 90 days, aligning with local buyer preferences.
Hypothesis: The property's compact 60m² size and D1 BER, while presenting an upgrade opportunity, positions it as an ideal starter home or downsizer option, leveraging its efficient layout and lower entry price point in a market dominated by larger, higher-priced homes.
Amenities
Excellent Transport Links: Residents benefit from multiple Dublin Bus routes (e.g., 13, 68, 69) accessible within a short walk, along with convenient access to the Luas Red Line (Cheeverstown or Red Cow stops approx. 3km) and Clondalkin/Fonthill Train Station (approx. 2km).
Key Community Services: The area offers strong educational facilities including St. Joseph's BNS and Moyle Park College within a 2km radius, complemented by major retail options at Liffey Valley Shopping Centre (approx. 3km) and local supermarkets in Clondalkin Village.
Family-Friendly Lifestyle: Enjoy proximity to extensive green spaces like Corkagh Park (within 1km) and accessible healthcare services via Clondalkin Primary Care Centre (within 1.5km), enhancing the quality of life for residents.
Hypothesis: The blend of specific public transport options and family-oriented amenities within Clondalkin suggests a resilient demand for accessible, well-located properties, particularly bungalows, as they cater to diverse demographic needs, from first-time buyers to downsizers.
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.