92 the oaks, rockfield, dundrum, dublin 16, d16 tv08
87 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 2 Bed · 2 Bath · 66m² · Apartment
Market Position
Priced Above Local Sales
At €475,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
87 closed sales nearby · 10mo 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 €475,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 87 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
87 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 size-adjusted median. 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.
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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 0.6% 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
87
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 87 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 The Oaks, Rockfield, Dundrum Dublin 14, Dublin 16, Dublin | 2024-12-13 | 75m² | |
| Apt 5 Block 9a, The Oaks, Rockfield, Dublin 16, Dublin | 2024-11-19 | 77m² |
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
Energy Efficiency: With a strong B BER rating, this property offers significant energy cost savings, potentially reducing annual expenses by €1,000-€1,400 compared to a typical D-rated apartment of similar size, where annual costs might range from €1,800-€2,200.
Compact Living: At 66m² with 2 bedrooms and 2 bathrooms, this apartment is well-configured for modern living but is smaller than the average property size of 79m² sold within a 1km radius over the last 30 days, which are predominantly 3-bedroom homes.
Competitive Pricing: The property's attractive B BER and modern 2-bedroom, 2-bathroom configuration contribute to its competitive price point of €7,197 per square metre, aligning closely with the recent average of €7,206 per square metre for properties sold within a 1km radius.
Hypothesis: Given the increasing emphasis on energy efficiency and sustainable living, this property's strong 'B' BER rating will likely command a growing premium, offering enhanced long-term value retention and resilience against future energy cost increases or stricter regulations, positioning it as a future-proof investment.
Amenities
Connectivity Hub: Excellent transport connectivity is a key asset, with the Luas Green Line (Balally and Kilmacud stops) within a short walk and multiple Dublin Bus routes (e.g., 14, 17, 44, 75) providing extensive links across Dublin, alongside convenient access to the M50 motorway.
Shopping & Lifestyle: Lifestyle and shopping needs are exceptionally well-catered for, with the premier Dundrum Town Centre offering a vast array of retail, dining, and entertainment options just minutes away, complemented by local shops and cafes in Dundrum village and Airfield Estate for fresh produce.
Education & Healthcare: The area boasts strong educational facilities, including primary schools like Taney National School and Holy Cross National School, and secondary options such as Wesley College, while healthcare access is excellent with the nearby Beacon Hospital.
Hypothesis: The unique combination of superior transport links, proximity to a major retail and entertainment hub like Dundrum Town Centre, and access to highly-regarded schools and healthcare facilities will continue to drive sustained demand from both professional commuters and families, cementing the area's reputation as a prime residential location in South Dublin.
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.