Apartment 156, Wyckham Point, Wyckham Way, Dundrum, Dublin 16, D16 P355
110 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 2 Bed · 2 Bath · 83m² · Apartment
Market Position
Priced Within Local Sold Range
At €500,000, this home is priced within the typical range of 110 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
110 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 €500,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, 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.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €19 check before a €500,000 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 110 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
110 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 increased 6.7% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
110
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±18%
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 · 110 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 120 Wyckham Point, Wyckham Way, Dundrum Dublin 16, Dublin 16, Dublin | 2025-08-01 | 77.8m² | |
| 119 Wyckham Point, Wyckham Way, Dublin 14, Dublin | 2025-08-20 | 78m² |
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 Rating Value: With a B3 BER rating, the estimated annual energy costs for this 83m² apartment could be between €1,000-€1,400, compared to potentially €1,800-€2,200 for a D-rated property of similar size, offering moderate savings.
Details
- Size vs. Local Average: At 83m², this apartment is smaller than the average property size of 102m² within a 1km radius over the past 180 days, suggesting it may appeal to a segment seeking more compact living spaces.
- Value Optimization Opportunity: While the B3 BER is respectable, upgrading to a B2 or A3 rating could cost approximately €5,000-€8,000 and potentially increase the property's resale value by €10,000-€15,000 by further reducing running costs and enhancing market appeal.
- Hypothesis: The prevalence of B3 or lower BER ratings (100% unknown/unspecified in the last 90/180 days metrics) for nearby properties indicates a potential market gap where properties with superior energy efficiency (A or B ratings) could command a price premium of 5-7% over comparable units.
Amenities
Transport Connectivity: This apartment is well-served by public transport, with the Luas Green Line accessible at Balally (approx. 800m) and multiple Dublin Bus routes including 11, 44, and 75 operating on Wyckham Way, offering convenient access to the city centre.
Details
- Local Lifestyle Hub: Residents benefit from proximity to Dundrum Town Centre (approx. 1km), a major retail and entertainment hub offering a wide array of shops, restaurants (e.g., Gourmet Burger Kitchen, Milano), and a cinema.
- Green Spaces & Healthcare: The area provides access to Marley Park (approx. 1.5km) for recreation, and is close to Beacon Hospital (approx. 2km) and local medical facilities, ensuring comprehensive healthcare access.
- Hypothesis: The ongoing development of residential and commercial spaces in the Dundrum area, coupled with the established infrastructure and the recent boost in transport links via the Luas, is likely to drive a sustained increase in demand for apartments like this, potentially leading to a 4-6% annual appreciation in property values over the next three to five years.
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.