67 Bishops Gate, Kilternan, Carrickmines, Dublin 18, D18 T2YT
11 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 3 Bed · 3 Bath · 130m² · Terrace
Market Position
Below Typical Sale Prices
At €650,000, 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.
11 closed sales nearby · 8mo 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €650,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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
11
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±18%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Bishop's Gate, Enniskerry Road, Kilternan, Dublin | 2024-12-05 | 139m² | |
| 12 Rockville Avenue, Glenamuck Road, Dublin 18, Dublin 18, Dublin | 2025-10-13 | 144m² |
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 Savings: With an A2 BER rating, this property's annual energy costs are estimated to be between €800-€1,200, a significant saving compared to D-rated properties of similar size which would incur annual costs of €1,800-€2,200.
Details
- Generous Sizing: At 130m², this property is larger than the average property size of 110.57m² recorded within a 3km radius over the last 180 days, offering more usable living space.
- Value Optimization Opportunity: Given that most nearby properties (1km radius) have a BER rating where the rating is unknown (100% BER unknown pct), achieving an A2 rating positions this property well, and further enhancements could solidify its premium market standing, though specific upgrade costs are not detailed here.
- Hypothesis: The A2 BER rating and above-average size represent a strong foundation for value, and if the 1km radius data of 100% BER unknown is indicative of the broader local stock, this property's quality metrics could command a significant premium over time as buyers increasingly prioritize energy efficiency and modern specifications.
Amenities
Transport Connectivity: While specific routes are not detailed, the Dublin 18 address suggests potential access to bus services connecting to city center and surrounding areas, and proximity to the M50 motorway.
Details
- Local Conveniences: The Carrickmines area offers proximity to major retail hubs like Dundrum Town Centre and local shopping facilities in nearby villages, providing convenient access to shops and services.
- Educational Proximity: The location in Dublin 18 positions it within reach of several primary and secondary schools and third-level institutions within the wider Dublin region.
- Hypothesis: The Kilternan and Carrickmines area, known for its family-friendly environment and suburban appeal, is likely to feature a good mix of local parks, schools, and childcare facilities, enhancing its attractiveness for families and contributing to sustained demand and potential value appreciation.
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.