Apartment 121, Block B, Lymewood Mews, Dublin 9, Co. Dublin, D09 Y138
62 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 2 Bed · 2 Bath · 76m² · Apartment
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 62 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
62 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 62 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
62 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 median of comparable sales, 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 decreased 2.3% 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
62
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±15%
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 · 62 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Lymewood Mews, Santry Demesne, Santry Dublin 9, Dublin 9, Dublin | 2025-07-14 | 75m² | |
| 58 Lymewood Mews, Santry, Dublin 9, Dublin 9, Dublin | 2025-09-05 | 71m² |
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 indicates moderate energy efficiency, with potential for improvement to reduce energy bills by approximately €400-€600 annually compared to a D-rated property of similar size.
Generous Space: At 76m², this 2-bedroom, 2-bathroom apartment offers 38m² per bedroom, which is a comfortable size for the local market.
Value Optimization Opportunity: Upgrading the C1 BER to a B2 could cost an estimated €6,000-€10,000 and potentially increase property value by €10,000-€15,000, representing a smart investment for future resale.
Hypothesis: The proximity of multiple apartment blocks (910 properties within 1km) and a C1 BER rating suggest that a significant portion of the local housing stock may have similar energy performance, creating an opportunity for owners who invest in BER upgrades to achieve a distinct competitive advantage.
Amenities
Excellent Connectivity: Served by Dublin Bus routes 13, 15, 27, and 40, providing direct access to Dublin city center and surrounding areas.
Local Facilities: Proximity to Omni Park Shopping Centre offers a wide range of retail options, including multiple supermarkets and a cinema, while nearby Santry Avenue provides essential services.
Green Space Access: Residents have easy access to the large Beaumont Hospital grounds for recreation and walks, and further afield to parks like Albert College Park.
Hypothesis: The development of new residential units like Lymewood Mews, coupled with established bus routes and growing retail infrastructure, indicates a strategic urban regeneration that is likely to attract more young professionals and families, further enhancing local amenities and property demand.
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.