45 Newlands Manor Drive, Clondalkin, Dublin 22, Clondalkin, Dublin 22
12 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 2 Bath · 66m² · Apartment
Market Position
Below Typical Sale Prices
At €275,000, 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.
12 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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
12
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±11%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 41 Newlands Manor Dr, Green Isle, Dublin 22, Dublin 22, Dublin | 2025-10-13 | 117m² | |
| 3 The Fairways, Newlands Manor, Clondalkin Dublin 22, Dublin 22, Dublin | 2024-10-23 | 74m² |
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 C3 Potential Savings: A C3 BER rating implies annual energy costs that are moderately higher than A or B rated properties. Upgrading to a B2 BER could potentially save €500-€800 annually based on typical energy cost differentials for properties of this size.
Details
- Size Efficiency: At 66.0m², the property offers a compact but functional layout, which is standard for apartments in this locale, fitting the typical 2-bedroom configuration.
- Value Optimization Opportunity: While not possessing a high BER, the property's C3 rating indicates a moderate level of energy efficiency that could be enhanced. Investing in insulation and draught-proofing might cost €2,000-€4,000 and could improve the BER to a C1 or B3, potentially increasing its appeal and value.
- Hypothesis: Given that the average property size within 3km is 79.5m², this 66.0m² apartment may be perceived as slightly smaller than the average for the wider area, suggesting that buyers prioritizing space may be willing to pay a premium for larger properties, impacting the relative value of this apartment.
Amenities
Transport Links: The property is served by Dublin Bus routes 25, 66, and 67, offering direct access to Dublin city centre and surrounding areas, with the nearest Luas Red Line stop likely at Belgard or Cookstown, accessible via bus connections.
Details
- Local Amenities: Residents have convenient access to The Square Shopping Centre in Tallaght, featuring numerous retail outlets and services, with local supermarkets such as Lidl and Aldi also within proximity.
- Educational and Healthcare Access: The area is supported by schools like Scoil Naomh Aingil and Coláiste Bríde, with Tallaght University Hospital located nearby, providing comprehensive healthcare services.
- Hypothesis: The limited direct Luas access within immediate walking distance of Newlands Manor Drive, compared to other Dublin 22 addresses with direct Luas Red Line stops, may contribute to a slightly lower 'commuter premium' for properties here, making them more attractive for buyers prioritizing value over direct rapid transit access.
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.