65 Milltown Avenue, Mount Saint Annes, Milltown, Dublin 6, D06 NP40
74 homes sold nearby. See what they went for — and what to bid on this one.
€649,000 · 2 Bed · 2 Bath · 86m² · Apartment
Market Position
Below Typical Sale Prices
At €649,000, 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.
74 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 €649,000, 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 €32,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €649,000, 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.
€32,450
That's what overbidding by just 5% on a €649,000 home costs you — before interest.
A €19 check before a €649,000 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 74 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €649,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
74 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.3% 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
74
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±17%
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 · 74 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 72 Milltown Ave, Milltown, Dublin 6, Dublin 6, Dublin | 2025-01-14 | 83m² | |
| 5 Park Hall, Mount St Annes, Milltown Dublin 6, Dublin 6, Dublin | 2025-05-09 | 55m² |
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 Efficiency: With a B3 BER rating, this apartment is likely to have annual energy costs in the range of €1,200-€1,800, compared to €1,800-€2,500 for a D-rated property of similar size in the area.
Details
- Size Efficiency: At 86.0m², this apartment is smaller than the average property size of 117.0m² sold within a 1km radius over the last 180 days, which could impact its appeal to a wider buyer pool.
- Value Optimization: A strategic upgrade from B3 to a B1/A3 BER rating, costing an estimated €3,000-€6,000, could potentially increase the property's value by €7,000-€10,000 by aligning it with higher-rated comparables and enhancing future saleability.
- Hypothesis: The B3 BER rating, while good, lags behind the top tier of A-rated properties, and the 100% BER unknown percentage in local sales data indicates a market where BER is becoming a more significant differentiating factor, suggesting an opportunity to command a higher premium with further energy efficiency improvements.
Amenities
Transport Hub: Proximity to the Milltown Luas stop (approximately 500m) and multiple Dublin Bus routes including the 44, 61, and 116 provides excellent connectivity across the city.
Details
- Local Conveniences: Residents benefit from immediate access to shops and supermarkets along Milltown Road, with Rathmines and Dundrum Town Centre also within easy reach for extensive retail and dining options.
- Educational Access: The property is well-served by educational institutions, including Educate Together National School (approximately 800m), Gonzaga College (approximately 1.5km), and the UCD campus (approximately 2.5km), making it attractive to families and students.
- Hypothesis: The Mount Saint Annes development's reputation for high-quality living, combined with the direct Luas access and the increasing desirability of Dublin 6, suggests that properties with well-maintained communal areas and the potential for modern interior upgrades will continue to see strong demand and value growth, outperforming the general market trends in the coming years.
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.