75 Roebuck Downs, Clonskeagh, Dublin 14, Clonskeagh, Dublin 14, D14 VH60
64 homes sold nearby. See what they went for — and what to bid on this one.
€780,000 · 4 Bed · 2 Bath · 98m² · Semi-D
Market Position
Priced Within Local Sold Range
At €780,000, this home is priced within the typical range of 64 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
64 closed sales nearby · 10mo 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 €780,000, 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 €39,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €780,000, 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.
€39,000
That's what overbidding by just 5% on a €780,000 home costs you — before interest.
A €19 check before a €780,000 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 64 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €780,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
64 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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 6.7% 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
64
Transactions Analysed
Within 1.5km
10 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 · 64 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Roebuck Downs, Goatstown, Dublin, Dublin 14, Dublin | 2025-12-09 | 101m² | |
| 67 Roebuck Downs, Clonskeagh, Dublin 14, Dublin 14, Dublin | 2024-10-31 | 98m² |
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: With a C2 BER rating, this property offers good energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 typically seen for comparable D-rated properties.
Details
- Optimized Layout: While its 98m² size is smaller than the 150m² average for houses within a 1km radius over the past 180 days, the property offers a practical 4-bedroom, 2-bathroom semi-detached layout, maximizing living space efficiency.
- Value per Square Meter: The property's asking price of €7,959 per square meter is above the average of €6,882 per square meter for properties sold within 1km over the last 30 days, reflecting its compact, efficient design or premium micro-location.
- Hypothesis: Given the property's 98m² size is considerably below the 150m² average for local houses, potential buyers may see an opportunity for value addition through extensions or internal reconfigurations, a common strategy in areas where 78% of recent sales within 1km are houses.
Amenities
Excellent Connectivity: The property benefits from robust public transport, with Dublin Bus routes 11, 17, 44, and 61 serving Clonskeagh Road nearby, offering direct access to Dublin City Centre and surrounding areas; the Luas Green Line (Windy Arbour/Dundrum) is also accessible via a short bus ride or walk.
Details
- Education Hub & Lifestyle Perks: Nestled near University College Dublin (UCD), the area boasts top educational facilities like Our Lady's National School and St. Killian's German School, complemented by leisure options such as Deer Park and nearby Dundrum Town Centre for extensive retail and dining.
- Healthcare & Daily Convenience: Residents have convenient access to healthcare with St. Vincent's University Hospital a short drive away, alongside local GP clinics and pharmacies in Clonskeagh village, ensuring daily needs are easily met.
- Hypothesis: The direct proximity to University College Dublin acts as a significant and stable value anchor, not only due to its educational prestige but also by providing accessible green spaces and sports facilities, enhancing the long-term desirability and rental market appeal of properties in Roebuck Downs.
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.