4 Clanhugh Road, Killester, Co. Dublin, D05 DC78
50 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 2 Bed · 1 Bath · 70m² · Semi-D
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 50 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
50 closed sales nearby · 13mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 50 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
50 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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.
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 increased 0.3% 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
50
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±12%
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 · 50 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 56 Collins Ave East, Donnycarney, Dublin 5, Dublin 5, Dublin | 2025-11-07 | 83m² | |
| 54 Collins Ave East, Donnycarney, Dublin 5, Dublin 5, Dublin | 2025-08-07 | 68m² |
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: With an E BER rating, upgrading to a B2 standard would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, offering a clear return on investment.
Energy Cost Discrepancy: The current E BER rating suggests annual energy costs of approximately €1,800-€2,200, whereas a property with a B2 rating of this size would incur costs of €800-€1,200 annually, a saving of €1,000 per year.
Size Efficiency: At 70.0m², the property offers 2 bedrooms and 1 bathroom, which is a common configuration but may be perceived as less spacious compared to some newer or larger family homes in the 1km radius that achieved a median sale price of €567,500.
Hypothesis: Given the E BER rating and the significant price premium for better-rated properties evident in nearby sales data (€734,500 median sale for same type vs €483,140 estimated value), a targeted energy efficiency upgrade could unlock substantial capital growth potential that is currently undervalued by the market.
Amenities
Transport Links: The property is served by Dublin Bus routes 14, 15, 27, and 42, providing direct access to Dublin city centre and surrounding areas within minutes.
Local Education: Proximity to St. Francis Xavier Senior National School (0.6km) and St. Aidan's Community School (1.2km) ensures excellent educational options for families.
Retail & Leisure: Within a 1km radius, residents have access to Artane Shopping Centre, featuring a Lidl and various local shops, along with cafes and restaurants.
Hypothesis: The strong connectivity and array of local amenities, including multiple bus routes and nearby shopping centres, typically command a 'connectivity premium' of 10-15% in Dublin's property market; therefore, the current underpricing relative to nearby sales data might be an anomaly rather than indicative of a lack of local desirability.
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.