Apartment 15, Block C, The Timber Mill, Artane, Dublin 5, D05 WF96
31 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 2 Bed · 1 Bath · 58m² · Apartment
Market Position
Priced Within Local Sold Range
At €315,000, this home is priced within the typical range of 31 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
31 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €315,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €315,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
31 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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.
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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 4.1% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
31
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±12%
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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 8, Timbermills, Artane Dublin 5, Dublin 5, Dublin | 2025-10-10 | 60m² | |
| Apt 39, Timber Mills, Kilmore Rd Dublin 5, Dublin 5, Dublin | 2025-09-15 | 64m² |
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 Upgrade Opportunity: With a D1 BER rating, upgrading to a B2 standard could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Size Efficiency: At 58m², this 2-bedroom apartment is smaller than the average property size of 109m² within a 1km radius over the last 180 days, suggesting efficient use of space for its category but potentially less comparative value per sqm than larger homes.
- Configuration Mismatch: The 1 bathroom configuration is below the median of 2 bathrooms observed in 1km radius sales over the last 180 days (median 2 baths), which could be a limiting factor for buyer appeal compared to similar-sized apartments.
- Hypothesis: The consistent prevalence of 3-bedroom properties (median 3 beds) and 2 bathrooms (median 2 baths) in sales within a 1km radius suggests that while this 2-bed, 1-bath apartment is competitively priced, a future resale could be enhanced by exploring the feasibility of adding a second bathroom, potentially adding €10,000-€15,000 in value.
Amenities
Connectivity Corridor: The property is well-served by Dublin Bus routes 14, 15, 27, and 42/43 providing direct access to Dublin City Centre and surrounding areas within minutes.
Details
- Local Retail Hub: Proximity to Artane Shopping Centre (1km) offers extensive retail options including a Dunnes Stores and multiple pharmacies, with the Omni Park Shopping Centre also easily accessible (1.5km).
- Green Space Access: Residents can enjoy nearby St. Anne's Park (1.2km), one of Dublin's largest urban parks, offering extensive walking trails, sports facilities, and playgrounds.
- Hypothesis: The concentration of 100% of properties with unknown BER ratings within 1km suggests a lack of focus on energy efficiency in recent sales, meaning this property's D1 rating, while not ideal, is in line with many comparable properties, but significant competition from B-rated properties (common in areas with DART access further afield) could emerge if infrastructure upgrades occur.
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.