Apartment 10, Brownsbarn Court, Old Naas Road, Kingswood Cross, Dublin 22, D22 VY81
13 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 1 Bed · 2 Bath · 57m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 13 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
13 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €18,892 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€18,892
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 13 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 20% year-on-year, based on the trailing 24-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
13
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Oak Way, Green Park, Dublin 22, Dublin 22, Dublin | 2025-11-07 | 48m² | |
| 29 Suncroft Park, Tallaght, Dublin 24, Dublin 24, Dublin | 2024-09-06 | 53m² |
Transactions within a 3.0km radius and 24-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 Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a solid return on investment.
Details
- Configuration Mismatch: The property's 1-bedroom, 2-bathroom configuration, while efficient for some, is less common than the median 2 beds and 2 baths within a 1km radius, potentially affecting its broad market appeal.
- Size Efficiency: At 57.0m², the property offers a compact living space, which is smaller than the average property size of 84.09m² within a 3km radius, suggesting efficient use of space for a single-occupant or couple.
- Hypothesis: Given the D2 BER rating and the smaller-than-average size for the locale, focusing on a high-impact BER upgrade to at least a B rating would be crucial. This, combined with potential minor cosmetic enhancements, could position the property to achieve a higher sale price, aligning it more closely with the premium commanded by better-rated and larger properties in the wider 3km area.
Amenities
Transport Hub Proximity: The property benefits from proximity to the Luas Red Line at Kingswood stop (approx. 500m) and numerous Dublin Bus routes including the 69 and 18 running along the Old Naas Road, facilitating easy commutes.
Details
- Local Retail Access: Residents have convenient access to The Square shopping centre (approx. 1.5km) offering a wide array of retail outlets, supermarkets like Dunnes Stores and Tesco, and numerous dining options.
- Educational & Healthcare: Nearby educational facilities include St. Thomas' Junior School (approx. 700m) and Opportunity Ireland Childcare (approx. 600m), while Tallaght University Hospital is approximately 2km away, providing comprehensive healthcare services.
- Hypothesis: The Kingswood Cross area is strategically positioned to leverage both existing infrastructure and planned developments. With the Luas Red Line offering direct access to Dublin city centre and the ongoing regeneration of surrounding commercial areas, properties here are likely to see continued appreciation due to improved connectivity and enhanced local amenities, making it an attractive long-term prospect for commuters and families.
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.