44 Longmeadow, Conyngham Road, Dublin 8, Co. Dublin, D08 AD63
137 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 2 Bath · 72m² · Apartment
Market Position
Below Typical Sale Prices
At €395,000, 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.
137 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 137 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
137 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.6% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
137
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
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 · 137 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 10 Longmeadows, Conyngham Rd, Dublin 8, Dublin 8, Dublin | 2024-12-18 | 76m² | |
| 42 The Chesterfield, Riverpark Apts, Conyngham Road, Dublin 8, Dublin | 2025-02-20 | 58m² |
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 Potential: With a C2 BER rating, investing €5,000-€8,000 in insulation and window upgrades could potentially improve the BER to a B2, leading to estimated annual energy savings of €400-€600 compared to its current rating.
Efficient Layout: The 72m² apartment with 2 bedrooms and 2 bathrooms represents a well-proportioned configuration for its size, aligning with the median 2-bedroom, 1.5-bathroom properties in the 1km radius market.
Value Optimization: Considering properties within 1km have an average size of 74.94m², this 72m² apartment is comparably sized, suggesting good space efficiency for its type and location.
Hypothesis: The prevalence of 'BER unknown' across all analyzed radii (1km, 3km, 5km) for the last 180 days indicates a market where explicit energy efficiency data is not consistently reported, creating an opportunity for sellers to differentiate by obtaining and advertising a clear, improved BER rating, potentially adding a 3-5% premium.
Amenities
Excellent Connectivity: The property is well-served by transport, with Dublin Bus routes 25, 66, and 67 easily accessible, and the Luas Red Line at the nearest stop (Smithfield) approximately 1.5km away.
Urban Lifestyle Hub: Residents have immediate access to amenities including the Lidl supermarket (800m), St. Patrick's National School (600m), and a range of cafes and restaurants along Conyngham Road and Chapelizod within a 1km walk.
Green Space Access: Proximity to the Phoenix Park, a vast urban park, is a significant lifestyle asset, offering extensive walking, cycling, and recreational opportunities within 2km.
Hypothesis: The density of 2-bedroom apartment listings (34% within 1km) combined with the proximity to major arterial routes like Conyngham Road suggests that this area is increasingly attracting a demographic valuing both urban convenience and access to larger green spaces, potentially leading to a sustained demand for properties offering this balance.
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.