44 Knocklyon Green, Knocklyon, Dublin 16, D16 KW20
66 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 3 Bed · 1 Bath · 90m² · Semi-D
Market Position
At the Upper End of Local Sales
At €595,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
66 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 €595,000, 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 €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 66 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
66 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 1% 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
66
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±8%
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 · 66 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 Knocklyon Park, Knocklyon Woods, Templeogue Dublin 16, Dublin 16, Dublin | 2025-07-25 | 100m² | |
| 76 Westbourne Lodge, Templeogue, Dublin 16, Dublin 16, Dublin | 2025-10-06 | 94m² |
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 Opportunity: Upgrading from a 'C' BER rating to a 'B2' could cost an estimated €6,000 - €10,000 and potentially increase the property's value by €12,000 - €18,000, offering a strong return on investment.
Size Efficiency: With 90.0m² and 3 bedrooms, the property offers a functional layout, but its value could be enhanced by optimizing space utilization or considering a rear extension if local planning allows, given the typical 3-bed semi-detached configuration in the area.
Value Optimization: While the BER is 'C', indicating moderate energy efficiency, specific cost-effective upgrades like enhanced insulation and modern heating controls could be prioritized to achieve a 'B' rating, potentially saving €500-€800 annually on energy costs compared to its current standing.
Hypothesis: The 'C' BER rating, while not ideal, represents a significant opportunity for value enhancement through targeted energy upgrades; based on the proximity of 1km_180d_median_sale_price_same_type (€645,000) and same_broad_type (€617,963), a strategic €8,000 upgrade to a 'B' rating could bridge a substantial portion of the gap between the asking price and the value of comparable properties with better energy efficiency.
Amenities
Transport Hub Access: Proximity to Dublin Bus routes 25, 66, and 67 provides excellent connectivity, while the Luas Red Line at the Red Cow stop (approximately 3km) offers further commuting options.
Educational Proximity: The property is conveniently located near Scoil Naomh Pádraig (primary school, 500m) and Deansgrange Community College (secondary school, 1.5km), making it attractive for families.
Local Retail Hub: Within a 1km radius, residents have access to major supermarkets like Lidl and Tesco, along with the Knocklyon Shopping Centre, providing comprehensive retail and daily needs.
Hypothesis: The combination of direct Dublin Bus routes (25, 66, 67), proximity to essential services including Scoil Naomh Pádraig, and access to Knocklyon Shopping Centre within 1km suggests a strong existing infrastructure that supports long-term capital growth, especially if any planned improvements to public transport, such as enhanced bus frequency or potential future Luas extensions into South Dublin, are realized.
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.