8 Sydenham Road, Dundrum, Dublin 14, D14 D7T6
11 homes sold nearby. See what they went for — and what to bid on this one.
€1,695,000 · 5 Bed · 2 Bath · 258m² · Terrace
Market Position
At the Upper End of Local Sales
At €1,695,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
11 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 €1,695,000, 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 €84,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,695,000, 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.
€84,750
That's what overbidding by just 5% on a €1,695,000 home costs you — before interest.
A €19 check before a €1,695,000 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
Price Distribution Analysis
11 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Statistical Confidence · High
11
Transactions Analysed
Within 3.0km
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Ardilea Crescent, Heidelberg, Clonskeagh, Dublin 14, Dublin | 2025-08-22 | 192m² | |
| 6 Westbrook Rd, Dundrum, Dublin 14, Dublin 14, Dublin | 2025-08-28 | 141m² |
Transactions within a 3.0km 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 C3 Upgrade Potential: Improving from a C3 BER rating to a B2 could cost an estimated €10,000-€15,000 and potentially increase the property's value by €20,000-€30,000, making it a worthwhile investment.
Significant Space Offering: With 258m², this property offers considerably more space than the median sale price within 1km (€755,000 for a terrace property), potentially justifying a higher valuation if market conditions were more favourable for larger homes.
Value Optimization Opportunity: Investing in energy efficiency upgrades for the C3 BER rating could reduce annual energy costs by €500-€800 compared to D-rated properties of similar size, enhancing the property's long-term appeal and marketability.
Hypothesis: The property's substantial size, combined with a moderate BER rating, presents a unique opportunity; substantial value uplift could be achieved by strategically upgrading to a higher BER, targeting a segment of the market that values both space and energy efficiency, which may be currently underserved given the asking price.
Amenities
Excellent Connectivity: Proximity to major transport links such as the Luas Green Line at Dundrum (approx. 1.5km) and numerous Dublin Bus routes (e.g., 44, 61, 75) offers convenient access to the city centre.
Comprehensive Local Services: The area is well-served by amenities including Dundrum Town Centre (approx. 1.8km) for extensive retail, and local schools like Holy Cross National School and Oatlands College.
Abundant Lifestyle Choices: Residents have easy access to green spaces like Marlay Park (approx. 2km) and a wide array of dining options and cafes in the Dundrum village area.
Hypothesis: The strong amenity offering, including direct Luas access and proximity to a major shopping hub and large park, positions this property favourably for families and professionals, and future infrastructure developments in the Dundrum area could further enhance its desirability and long-term capital 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 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.