75 The Palms, Clonskeagh, Dublin 14, D14 KW65
6 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 2 Bed · 2 Bath · 125m² · Detached
Market Position
Below Typical Sale Prices
At €975,000, 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.
6 closed sales nearby · 9mo recency · Moderate 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 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 median of comparable sales, 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 · Moderate
6
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Ardilea Downs, Dublin 14, Dublin, Dublin 14, Dublin | 2025-12-17 | 164m² | |
| 14 Harlech Crescent, Roebuck Rd, Clonskeagh Dublin 14, Dublin 14, Dublin | 2025-03-03 | 135m² |
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 Advantage: With a B2 BER rating, this property offers superior energy efficiency, leading to estimated annual energy costs of €1,200-€1,600, compared to €2,200-€2,800 for a D-rated property of similar size in the area, providing a saving of €1,000-€1,200 annually.
Space Efficiency: At 125m², this property offers a generous living space for its 2-bedroom configuration, providing an average of 62.5m² per bedroom, which is favourable for buyers seeking ample room within a compact layout.
Value Optimization: Upgrading the B2 BER rating to an A-rating (e.g., A2) would likely cost €6,000-€9,000 and could increase the property's value by €10,000-€15,000, representing a tangible return on investment for a discerning buyer.
Hypothesis: The B2 BER rating, while good, offers a significant opportunity for value enhancement; further insulation and heating system upgrades to achieve an A-rating, coupled with the already generous 125m² footprint for a 2-bedroom dwelling, could position this property as a highly desirable and energy-efficient home in a competitive market, commanding a premium over less optimized properties.
Amenities
Transport Hub: Excellent connectivity is provided by Dublin Bus routes 17, 44, and 61, all accessible within a 5-minute walk, offering direct access to Dublin city centre and surrounding suburbs.
Educational Proximity: Located within easy reach of prestigious educational institutions, including UCD Michael Smurfit Graduate Business School (1.5km), Our Lady's National School (900m), and Mount Anville Secondary School (1.2km).
Retail & Leisure Access: Proximity to Dundrum Town Centre (2.5km) and Stillorgan Shopping Centre (2km) offers extensive retail options, while Deerpark and Clonmore Park provide valuable green spaces for recreation within a 1km radius.
Hypothesis: The strong educational and retail amenities combined with good bus connectivity in Clonskeagh mean that properties in this specific location, even those with fewer bedrooms, can attract a premium due to the high desirability for family schooling and convenience to major shopping hubs, suggesting that this property's value is significantly underpinned by its prime access to these key lifestyle drivers.
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.