48 Millpark, Old Nangor Road, Clondalkin, Dublin 22, D22 HK00
23 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 1 Bath · 47m² · Apartment
Market Position
At the Upper End of Local Sales
At €275,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
23 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.
€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 23 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
23 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 size-adjusted median. 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 increased 18.3% 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.
Financial Exposure · 15% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€275,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
23
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 42 Millpark Clondalkin, Clondalkin Dublin 22, Dublin, Dublin 22, Dublin | 2025-07-23 | 72.7m² | |
| 3 Mill Pond, Mill Lane, Clondalkin Dublin 22, Dublin 22, Dublin | 2025-02-26 | 70m² |
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
Energy Efficiency Advantage: With a C1 BER rating, this property offers estimated annual energy costs of €1,200-€1,600, potentially saving owners €600-€1,000 annually compared to the €1,800-€2,200 typical for D-rated properties of similar size.
Details
- Compact Living Space: The property's 47m² size is considerably smaller than the average property size of 81m² within a 1km radius over the past 180 days, appealing to buyers prioritizing affordability or a compact lifestyle.
- Bedroom Configuration Gap: The apartment's 2-bedroom layout is less than the median of 3 bedrooms for properties sold within a 1km radius over the past 180 days, potentially limiting its appeal to families seeking more expansive living arrangements.
- Hypothesis: Despite its smaller footprint and fewer bedrooms compared to the local median, the property's advantageous C1 BER rating could serve as a significant value driver, attracting environmentally conscious buyers and investors looking for lower running costs in a rising energy market.
Amenities
Extensive Transport Network: The property benefits from excellent public transport links via Dublin Bus routes such as the 25, 68, and 69 serving the Nangor Road area, with convenient access to the Luas Red Line at Red Cow (approximately 3km) and Clondalkin/Fonthill Train Station (approximately 2km).
Details
- Comprehensive Local Services: Residents have access to a wide range of essential services, including prominent educational institutions like St Joseph's Primary School and Clondalkin Community College, alongside diverse shopping options such as Dunnes Stores in Clondalkin Village and the major Liffey Valley Shopping Centre (approximately 3-4km away).
- Lifestyle and Recreational Access: The area provides strong lifestyle amenities with the expansive Corkagh Park offering green space and recreation, Clondalkin Leisure Centre for fitness, and accessible healthcare services via local clinics and Tallaght University Hospital (approximately 5km).
- Hypothesis: Future investments in local infrastructure, particularly further enhancements to public transport connectivity and the development of additional community facilities in Clondalkin, could significantly bolster the property's long-term value and appeal to a broader demographic of buyers.
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.