Apartment 16 Liffey Mill, Liffey Mill Road, W12 CT92
8 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 2 Bed · 1 Bath · 71m² · Apartment
Market Position
Below Typical Sale Prices
At €220,000, 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.
8 closed sales nearby · 8mo 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €220,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Statistical Confidence · High
8
Transactions Analysed
Within 3.0km
8 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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 16, Liffey Mill, Liffey Mill Rd, Kildare | 2025-12-17 | 70.7m² | |
| Apt 6 Kilbelin View, Athgarvan Rd, Newbridge, Kildare | 2025-09-03 | 65m² |
Transactions within a 3.0km 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
Energy Efficiency Benefit: With a C2 BER rating, this 71m² apartment likely incurs annual energy costs of €1,400-€1,800, offering savings of €400-€800 compared to a typical D-rated property of similar size which might cost €1,800-€2,200 annually.
Details
- Compact Living: At 71m², this 2-bedroom apartment offers a practical and manageable living space, though it is smaller than the local median of 3-bedroom, 2-bathroom properties in the 5km radius.
- Apartment Appeal: As a 2-bed, 1-bath apartment, it aligns well with first-time buyers, downsizers, or small families, despite the broader 5km market median consisting of larger 3-bed, 2-bath properties.
- Hypothesis: The property's desirable C2 BER, combined with its compact size, positions it as an attractive option for environmentally conscious buyers seeking lower running costs, potentially commanding a premium in its specific segment.
Amenities
Regional Connectivity: While not directly on Luas or DART, Clane offers Bus Éireann Route 120 services to Dublin and is approximately 10km from Sallins & Naas Train Station, providing commuter rail links to Dublin Heuston.
Details
- Family and Educational Hub: The property benefits from proximity to established local schools like Scoil Phádraig and Clane Community School, along with various childcare facilities such as Little Harvard Crèche, catering to families.
- Local Lifestyle Convenience: Residents have access to essential amenities including SuperValu Clane and Lidl Clane for groceries, Clane General Hospital for healthcare, and local leisure facilities like Clane Leisure Centre and The K Club nearby.
- Hypothesis: Ongoing population growth and infrastructure investments in Clane could lead to enhanced public transport options and a wider array of services, further boosting property values and making the area more appealing to commuters.
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.