Apartment 103, The Cubes 2, Sandyford, Dublin 18, D18 C1F1
69 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 2 Bath · 72m² · Apartment
Market Position
Below Typical Sale Prices
At €395,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
69 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 69 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
69 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 2.6% 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
69
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 69 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| A2 206 Beacon South Quarter, Sandyford Dublin 18, Dublin, Dublin 18, Dublin | 2024-10-25 | 80m² | |
| 2 Cube 2, Beacon South Quarter, Sandyford, Dublin 18, Dublin | 2025-02-13 | 89m² |
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
C1 BER Efficiency: The C1 BER rating suggests an estimated annual energy cost of €1,500-€1,900, which is approximately €300-€700 higher than a B-rated property of similar size within the local area.
Details
- Compact and Functional Layout: At 72 sqm with 2 bedrooms and 2 bathrooms, the property offers an efficient layout that is 33 sqm smaller than the average property size of 105 sqm within a 1km radius, maximizing usable space.
- Value Optimization Opportunity: Upgrading the BER from C1 to B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a strong return on investment.
- Hypothesis: The consistent 100% BER unknown percentage across all distance and time metrics (1km, 3km, 5km and 30d, 90d, 180d) implies a significant market-wide gap in transparent energy performance data, presenting an opportunity for sellers who obtain and advertise detailed BER assessments to capture a premium.
Amenities
Excellent Transport Hub: The property is well-served by the Luas Green Line at the Sandyford stop (500m walk) and multiple Dublin Bus routes including 11, 44, 47, and 75, facilitating direct access to Dublin city centre and surrounding suburbs.
Details
- Convenient Retail and Services: Residents have easy access to the retail offerings at Dundrum Town Centre (2km), with numerous shops, supermarkets like Dunnes Stores, and essential services nearby.
- Strong Educational and Healthcare Access: The area is supported by educational institutions such as St. Mary's National School (1km) and secondary schools within a 3km radius, alongside Beacon Hospital (1.5km) providing comprehensive healthcare services.
- Hypothesis: The continuous development and expansion of the Sandyford Business District, coupled with the ongoing upgrades to public transport infrastructure including the Luas Green Line, will further enhance walkability and connectivity, potentially increasing property values in this vicinity by 4-6% over the next 18-24 months due to improved commuter appeal 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.