60 Kimmage Grove, Kimmage, Co. Dublin, D6W P772
105 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 3 Bed · 1 Bath · 80m² · Terrace
Market Position
Priced Within Local Sold Range
At €595,000, this home is priced within the typical range of 105 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
105 closed sales nearby · 11mo 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.
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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.
€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 105 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
105 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 9% 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
105
Transactions Analysed
Within 1.5km
11 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 · 105 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 58 Kimmage Grove, Kimmage Rd Lower, Dublin 6w, Dublin | 2025-02-25 | 81m² | |
| 55 Kimmage Grove, Harolds Cross, Dublin 6w, Dublin | 2025-09-18 | 80m² |
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 C2 Efficiency: A C2 BER rating suggests moderate energy efficiency, with potential annual energy cost savings of €500-€800 compared to D-rated properties of similar size in the area.
Space Optimization: At 80m², this 3-bedroom terrace offers a usable, though potentially compact, living space, with similar 3-bed terraces in the 1km radius having a median sale price of €565,000.
Value-Add Potential: Upgrading the C2 BER to a B2 rating could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, making it a worthwhile investment for future resale.
Hypothesis: While the BER is C2, the presence of only one bathroom in a 3-bedroom property may present a significant functional limitation for families or multiple occupants, impacting its long-term desirability and value compared to properties with more bathrooms.
Amenities
Transport Links: The area is served by Dublin Bus routes including 15, 40, and 15B, providing direct access to the city centre and surrounding suburbs, with a 30-minute average commute time to Dublin city centre.
Local Conveniences: Residents have easy access to shops such as SuperValu Kimmage and Lidl Harold's Cross, as well as healthcare facilities like St. James's Hospital approximately 3km away.
Green Spaces: The property is within walking distance of Eamonn Ceannt Park, offering recreational facilities and playgrounds, enhancing its appeal for families and outdoor enthusiasts.
Hypothesis: The proximity to St. James's Hospital, a major employment hub and tertiary care centre, along with the availability of multiple Dublin Bus routes, suggests a strong rental demand from healthcare professionals and commuters, which could bolster property values over time.
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.