8 Rochfort House, Brennanstown, Cabinteely, Dublin 18, D18 E002
67 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 2 Bed · 2 Bath · 74m² · Apartment
Market Position
Priced Within Local Sold Range
At €445,000, this home is priced within the typical range of 67 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
67 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 67 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €445,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
67 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.2% 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
67
Transactions Analysed
Within 1.5km
12 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 · 67 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Mercer House, Brennanstown Dublin 18, Dublin, Dublin 18, Dublin | 2025-07-28 | 75m² | |
| Apt 15 Le Hunt House, Brennanstown, Dublin 18, Dublin | 2025-01-07 | 76m² |
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 Upgrade Potential: Improving the C1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and offering annual energy savings of €1,000-€1,400 compared to a D-rated property.
Details
- Size Efficiency: At 74m², this 2-bedroom apartment is slightly larger than the average property size of 71.86m² sold within a 1km radius over 180 days, offering a decent amount of living space for its configuration.
- Value Optimization: The current asking price of €445,000 for a 74m² apartment with a C1 BER is approximately €6,013 per sqm, which is higher than the local median of €5,358 per sqm, suggesting that optimizing the BER could be key to justifying the premium.
- Hypothesis: Given the C1 BER rating, there's a market opportunity for value optimization. Investing in energy efficiency upgrades could not only enhance the property's appeal and long-term running costs but also potentially command a higher price point, closing the gap with the average asking price of €658,247.5 within 1km over 180 days for all property types.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 63 and 118 from nearby stops, offering direct connections to Stillorgan and Dún Laoghaire, while the Luas Green Line at Sandyford is approximately a 25-minute walk (1.8km).
Details
- Educational Hub: The area is well-served by educational institutions, including St. Olaf's National School (1km), Loreto Foxrock (1.7km), and the nearby Dundrum Town Centre which hosts further educational and extracurricular facilities.
- Local Convenience: A short walk (around 800m) leads to local amenities such asjsxFileName supermarkets like Tesco in Dundrum and local pharmacies, supplemented by restaurants and cafes in nearby villages like Kilmacud and Stillorgan.
- Hypothesis: The proximity to the Luas Green Line at Sandyford (1.8km), coupled with a good selection of local schools and shops, positions this property for potential capital growth driven by improved commuter access to Dublin city centre and a steady demand from families seeking well-serviced residential areas.
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.