Apartment 104 Milltown Hall, Mount Saint Anne's, Milltown, Dublin 6, D06 DY99
71 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 2 Bed · 2 Bath · 82m² · Apartment
Market Position
Priced Within Local Sold Range
At €645,000, this home is priced within the typical range of 71 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
71 closed sales nearby · 11mo 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 €645,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 71 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €645,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
71 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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 1.2% 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
71
Transactions Analysed
Within 1.5km
11 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 · 71 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 72 Milltown Ave, Milltown, Dublin 6, Dublin 6, Dublin | 2025-01-14 | 83m² | |
| 19 Merton Hall, Mount St Annes, Milltown Dublin 6, Dublin 6, Dublin | 2025-10-20 | 50m² |
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 Advantage: With a B1 BER rating, this property offers a competitive energy efficiency level, likely resulting in annual energy costs between €1,200-€1,600, compared to €1,800-€2,400 for a typical D-rated property of similar size.
Details
- Optimal Size and Configuration: At 82 sqm with 2 bedrooms and 2 bathrooms, the property is well-sized for its type and location, aligning with the median of 2 bedrooms and 2 bathrooms within a 1km radius over the past 180 days.
- Value Optimization: While BER is good, upgrading to an A-rated BER could further enhance value, costing an estimated €10,000-€15,000 and potentially increasing property value by €18,000-€25,000, based on typical Dublin market trends for energy efficiency improvements.
- Hypothesis: The absence of BER information for properties within a 1km radius over the past 30, 90, and 180 days (100% unknown) suggests that the B1 rating of this apartment is a significant differentiator, potentially commanding a premium beyond typical market trends for this specific micro-location, as buyers may be actively seeking properties with clear energy efficiency credentials.
Amenities
Connectivity Hub: The property is well-served by public transport, with the Milltown Luas stop (Green Line) within a 10-minute walk (approximately 750m) and Dublin Bus routes 44 and 61 providing direct access to the city centre and surrounding areas.
Details
- Family & Lifestyle Access: Close proximity to excellent educational facilities including St. Mary's National School (600m) and Gonzaga College (1km), alongside amenities like David Lloyd Riverview (1.2km) for fitness and the Milltown Park (300m) for green space.
- Commuter Convenience: Easy access to the N11 bypass, facilitating commutes to South Dublin business parks and UCD, while offering a pleasant walkability score with local cafes and shops like Milltown Pharmacy and Spar within 500m.
- Hypothesis: The presence of the Mount Saint Anne's development, known for its premium apartment living, combined with the Milltown Luas stop's direct connection to key employment hubs like Sandyford and the city centre, suggests that properties in this immediate vicinity will continue to see strong demand and potential for value appreciation, outpacing general Dublin apartment market growth due to this specific amenity advantage.
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.