385 The Oaks, Trimbleston, Goatstown, Dublin 14, D14 WW69
47 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 2 Bed · 2 Bath · 89m² · Apartment
Market Position
At the Upper End of Local Sales
At €650,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
47 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 47 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
47 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 median of comparable sales. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 2.4% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
47
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±19%
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 · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 415 Trimbleston Garden, Goatstown Road, Dublin14, Dublin 14, Dublin | 2025-09-11 | 83m² | |
| 381 The Oak, Trimbleston, Goatstown, Dublin 14, Dublin | 2025-11-17 | 93m² |
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
Excellent Energy Efficiency: The A3 BER rating is a significant asset, positioning the property among the most energy-efficient homes in the local market and likely translating to annual energy cost savings of €800-€1,200 compared to a D-rated property of similar size.
Compact Living: At 89m², this 2-bedroom apartment is smaller than the average property size of 151m² sold within a 1km radius over the past 180 days, indicating efficient use of space but potentially less room for larger families.
Modern Build Value: The A3 BER rating suggests a modern construction with high insulation and efficient heating systems, indicating a property likely built within the last 10-15 years, implying fewer immediate maintenance concerns compared to older properties.
Hypothesis: While the A3 BER is excellent, a further upgrade to an A1 rating could potentially yield an additional 5-10% reduction in annual energy costs and a marginal increase in property value, especially if the local market increasingly prioritizes the highest energy efficiency tiers.
Amenities
Excellent Transport Access: This property is well-connected, with Dublin Bus routes 116 and 175 serving Goatstown, providing direct access to Dublin city centre and surrounding areas.
Prime Educational Hub: The location offers access to highly-regarded schools such as Mount Anville Girls School and St. Laurence's Boys National School, both within a short distance, along with UCD accessible by public transport.
Local Retail & Healthcare: Residents benefit from proximity to a range of amenities including local shops and cafes in Goatstown, with Dundrum Town Centre a short drive away for extensive retail and leisure options, and Beaumont Hospital easily accessible.
Hypothesis: The ongoing development and enhancement of the Luas Green Line, particularly the Balally and Kilmacud stops (within a 2-3km radius), will further bolster the connectivity of Goatstown, potentially increasing property values in the long term due to improved commuting options.
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.