86 Southmede, Dundrum, Dublin 16, D16 N415
88 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 2 Bath · 75m² · Apartment
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 88 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
88 closed sales nearby · 9mo 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 88 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
88 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 decreased 0.3% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
88
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±11%
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 · 88 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 79 Southmede, Ballinteer Rd, Dundrum, Dublin 16, Dublin | 2025-06-20 | 65m² | |
| 44 Southmede, Dundrum, Dublin 14, Dublin 16, Dublin | 2025-11-12 | 48.7m² |
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: The B3 BER rating offers a competitive advantage, with estimated annual energy costs likely €800-€1,200 lower than comparable D-rated properties, translating to savings of €1,000-€1,400 annually.
Details
- Size Efficiency: At 75.0m², this 2-bedroom, 2-bathroom apartment is slightly smaller than the average property size of 100.90m² within a 1km radius over 180 days, indicating efficient use of space for its configuration.
- Value Optimization: The current asking price of €495,000 offers potential for value optimization, as the estimated value is €477,607, suggesting an opportunity to negotiate closer to the property's intrinsic worth.
- Hypothesis: While the B3 BER rating is good, a targeted investment of €4,000-€7,000 to achieve a B1 or A3 rating could further enhance market appeal and potentially increase its value by €10,000-€15,000, capitalizing on buyer demand for superior energy efficiency.
Amenities
Transport Hub: Residents have excellent connectivity via Dublin Bus routes 44, 49, 52, 65 and direct access to the Luas Green Line from the Balally or Kilmacud stops, both within approximately 1km.
Details
- Retail and Leisure: The property is conveniently located near Dundrum Town Centre, offering a vast array of retail, dining, and entertainment options, with numerous cafes and restaurants accessible within a short walk.
- Local Services: Proximity to high-quality educational facilities like Holy Cross National School (0.8km) and Mount Anville Secondary School (1.2km), alongside healthcare access at Sandyford Clinic (1.5km), enhances lifestyle appeal.
- Hypothesis: The significant development of residential and commercial infrastructure around Dundrum, particularly the expansion of the Luas network, will continue to drive demand for apartments in this area, making properties like 86 Southmede increasingly attractive for both owner-occupiers and investors due to enhanced connectivity and amenity access.
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.