8 Minnowbrook, Dublin 6W, Terenure, Dublin 6W, D6W E290
63 homes sold nearby. See what they went for — and what to bid on this one.
€498,000 · 2 Bed · 2 Bath · 60m² · Apartment
Market Position
At the Upper End of Local Sales
At €498,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
63 closed sales nearby · 12mo 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 €498,000, 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 €24,900 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €498,000, 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.
€24,900
That's what overbidding by just 5% on a €498,000 home costs you — before interest.
A €19 check before a €498,000 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 63 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
63 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.
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 4.2% 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
63
Transactions Analysed
Within 1.5km
12 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 · 63 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Terenure Court, Terenure Rd West, Dublin 6w, Dublin | 2026-01-26 | 59.5m² | |
| 7 Terenure Court, Terenure Road West, Terenure, Dublin | 2025-07-24 | 42m² |
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
C3 BER Rating: The C3 BER rating suggests potential for energy cost savings with upgrades; however, it is less efficient than many newer or retrofitted properties in the market.
Cost to Upgrade: Upgrading from a C3 BER to a B2 rating is estimated to cost between €8,000 - €12,000, potentially increasing the property's value by €15,000 - €20,000.
Average Size for Type: At 60m², the apartment size is average for a 2-bedroom unit in this area, but smaller than the average property size of 135m² within a 1km radius over the past 180 days.
Hypothesis: The prevalence of BER ratings marked as 'unknown' (100% across all radii) in the provided data implies a potential market-wide underestimation of the value uplift achievable through comprehensive BER upgrades, particularly for older apartment stock.
Amenities
Good Transport Links: This area is served by Dublin Bus routes 17, 49, and 56a, providing connectivity to Dublin city centre and surrounding suburbs.
Local Amenities: Residents have easy access to Terenure Village, offering a range of shops, cafes such as The Little Brew and restaurants like Il Vicoletto, along with local pharmacies.
Green Spaces: Proximity to Bushy Park (approx. 1km) and Rathfarnham Castle Park (approx. 2km) offers significant recreational opportunities.
Hypothesis: The continuous development and enhancement of the Luas Green Line's southern extension, while not directly serving this specific postcode, is likely creating a positive spillover effect on property desirability and value across Dublin 6W due to improved overall city connectivity.
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.