Apartment 103, Temple Gardens, Northwood, Santry, Dublin 9, D09 EC99
77 homes sold nearby. See what they went for — and what to bid on this one.
€335,000 · 2 Bed · 2 Bath · 68m² · Apartment
Market Position
Priced Above Local Sales
At €335,000, 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.
77 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 €335,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €335,000, 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.
€16,750
That's what overbidding by just 5% on a €335,000 home costs you — before interest.
A €19 check before a €335,000 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 77 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €335,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
77 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 decreased 0.4% 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
77
Transactions Analysed
Within 1.5km
9 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 · 77 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 62 Temple Gardens, Northwood, Santry Dublin 9, Dublin 9, Dublin | 2025-11-03 | 69m² | |
| Apt 97, Temple Gardens, Wood Dublin 9, Dublin 9, Dublin | 2025-08-12 | 85m² |
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
Moderate BER rating: A C2 BER rating offers some energy efficiency but is not optimal; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Details
- Compact living space: At 68.0m², this apartment is 6.7% smaller than the average property size of 72.9m² sold within a 1km radius over the last 180 days, potentially impacting comfort for larger households.
- Value optimization opportunity: Investing in energy efficiency upgrades, such as improved insulation or a more efficient heating system, could differentiate this C2 rated property from the 100% of nearby properties with unknown BER ratings, potentially commanding a premium.
- Hypothesis: Given that 100% of properties within a 1km radius have unknown BER ratings, a strategic investment in a certified BER upgrade from C2 to B2 or A3 could capture a significant value uplift, potentially adding 5-7% to the property's value by appealing to energy-conscious buyers seeking lower running costs.
Amenities
Well-connected transport: This area is served by Dublin Bus routes 41, 41C, 41X, 102, and is approximately 2km from the nearest Luas Red Line stop at The Square Tallaght, offering good commuting options.
Details
- Convenient amenities: Residents have access to the Omni Park Shopping Centre (within 1km) featuring numerous retail outlets, a cinema, and a gym, along with the Northwood Business Park offering employment opportunities.
- Local healthcare and education: Close proximity to Beaumont Hospital (approximately 2km) for healthcare needs, and within a reasonable distance of primary and secondary schools like Santry Primary School and Holy Trinity National School.
- Hypothesis: The ongoing development and expansion of the Northwood area, including planned residential and commercial projects, combined with its already strong connectivity via multiple bus routes and proximity to key employment hubs like Dublin Airport (approx. 4km), suggests that properties in this location are poised for steady capital appreciation driven by infrastructure improvements and increased demand from the growing local workforce.
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.