38 Millwood Park, Dublin 5, Raheny, Dublin 5, D05 NA43
19 homes sold nearby. See what they went for — and what to bid on this one.
€399,950 · 3 Bed · 2 Bath · 75m² · Detached
Market Position
Below Typical Sale Prices
At €399,950, 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.
19 closed sales nearby · 9mo 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 €399,950, 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 €19,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,950, 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.
€19,998
That's what overbidding by just 5% on a €399,950 home costs you — before interest.
A €19 check before a €399,950 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €399,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 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 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 · High
19
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±14%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 236 Tonlegee Rd, Raheny, Dublin 5, Dublin 5, Dublin | 2025-06-23 | 106m² | |
| 14 A Tonlegee Ave, Raheny, Dublin 5, Dublin 5, Dublin | 2025-04-30 | 152m² |
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 Improvement Potential: Upgrading this D1 BER rating to a B2 could cost approximately €8,000-€12,000 but is estimated to increase property value by €15,000-€20,000.
Details
- Energy Cost Discrepancy: With a D1 BER, annual energy costs are estimated between €1,800-€2,200, significantly higher than the €800-€1,200 for comparable B-rated properties in the 1km radius.
- Compact Footprint: At 75m², this detached house is 43.7% smaller than the average property size of 133m² sold within a 1km radius over 180 days, suggesting it may be less spacious than typical market offerings.
- Hypothesis: The 100% BER unknown percentage across all analyzed radii suggests a common market trend of neglecting official energy ratings in this locale; however, the significant cost-to-value uplift for improving a D1 to B2 rating presents a compelling investment opportunity, especially when considering the potential for an additional €1,000-€1,400 annual savings on energy bills.
Amenities
Transport Hub Proximity: While specific routes are not listed, the general Dublin 5 location suggests access to Dublin Bus services, with the closest DART stations likely being Kilbarrack or Raheny, providing essential connectivity.
Details
- Local Services Accessibility: The Raheny area is known for its local shops and amenities, and this property's position within Dublin 5 offers potential proximity to facilities like the Raheny Shopping Centre and local pharmacies.
- Green Space Advantage: Residents of Dublin 5 often benefit from access to local parks such as St. Anne's Park, a significant green amenity offering recreational opportunities and a desirable lifestyle feature.
- Hypothesis: Given the lack of specific transport route data, it is hypothesized that properties in this D05 postcode often rely on a combination of local bus services and walking to access the nearest DART station (e.g., Raheny, approximately 1.5km away), creating a commute that is likely 15-20 minutes longer than for properties situated directly on a DART line, impacting overall desirability for daily commuters.
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.