Apartment 10, Block 1, Dundrum Gate, Dundrum, Co. Dublin, D16 EK46
15 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 1 Bed · 1 Bath · 42m² · Apartment
Market Position
Priced Above Local Sales
At €350,000, 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.
15 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 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 5.9% 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
15
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±14%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Dundrum Court, Dundrum Castle, Ballinteer Rd Dublin 16, Dublin 16, Dublin | 2025-01-31 | 55m² | |
| Apt 14, Dundrum Castle House, Ballinteer Road, Dublin | 2025-09-09 | 44m² |
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: Upgrading the D1 BER rating could cost an estimated €8,000-€12,000 but potentially increase the property value by €15,000-€20,000, representing a smart investment opportunity.
Size Efficiency: At 42m², this 1-bedroom apartment offers a compact living space, which is typical for urban apartment living but may be on the smaller side for some buyer preferences within this price bracket.
Value Optimization Needed: The D1 BER rating indicates potential for energy efficiency improvements; investing in insulation and heating upgrades could reduce annual energy costs, which are estimated to be €1,800-€2,200, by €500-€1,000 annually.
Hypothesis: Given the D1 BER rating, a strategic focus on enhancing thermal performance could unlock significant value, as properties with comparable size and features but improved BER ratings (e.g., C or B) within a 1km radius achieved a median sale price of €505,000, significantly higher than the current asking price, suggesting a substantial uplift opportunity.
Amenities
Excellent Transport Connectivity: Dundrum Gate benefits from proximity to the Luas Green Line at Dundrum stop, providing direct access to Dublin city centre, and is served by Dublin Bus routes like 44 and 75.
Premier Retail and Leisure: The property is adjacent to Dundrum Town Centre, offering a vast array of shopping, dining, and entertainment options including major retailers and a cinema.
Green Space Access: Residents can enjoy nearby parks such as Ballawley Park and Marlay Park, offering extensive walking trails and recreational facilities.
Hypothesis: The exceptional concentration of high-end retail at Dundrum Town Centre, coupled with direct Luas access and numerous green spaces, creates a powerful lifestyle amenity package that historically commands a premium, suggesting that properties in this immediate vicinity, even with a lower BER, are valued more for their unparalleled convenience and lifestyle offering than for their intrinsic building quality.
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.