Apartment 181, Wyckham Point, Wyckham Way, Dundrum, Dublin 16, D16 D9F1
107 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 2 Bath · 72m² · Apartment
Market Position
Priced Above Local Sales
At €495,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
107 closed sales nearby · 10mo 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 107 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
107 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 8.4% 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.
Financial Exposure · 10% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€495,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
107
Transactions Analysed
Within 1.5km
10 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 · 107 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 180 Wyckham Point, Dundrum, Dublin, Dublin 16, Dublin | 2025-05-06 | 48m² | |
| Apt 120 Wyckham Point, Wyckham Way, Dundrum Dublin 16, Dublin 16, Dublin | 2025-08-01 | 77.8m² |
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 B2 BER rating, this apartment offers a good balance of energy efficiency; while significant cost savings aren't detailed here for B2, it avoids the substantial upgrade costs associated with lower ratings (D/E/F/G) which can range from €8,000-€12,000 for minimal improvements.
Space Efficiency: At 72.0m², this 2-bedroom apartment is 28% smaller than the average property size of 102.0m² sold within 1km over 180 days, suggesting it is more compact than the typical sale in the immediate vicinity.
Configuration Match: The apartment features 2 bedrooms and 2 bathrooms, aligning with the median of 2 bathrooms and 3 bedrooms found in the 1km radius over 180 days, suggesting a common and desirable configuration.
Hypothesis: While the B2 BER is respectable, its potential for further energy cost reduction could be significant if market benchmarks show average B2 annual costs of €1,000-€1,500 compared to an estimated €1,800-€2,200 for D-rated properties of similar size, making a future upgrade a potential value-add investment.
Amenities
Transport Links: Located in Dundrum, this apartment benefits from proximity to the Luas Green Line at Balally stop (approx. 15-minute walk), and numerous Dublin Bus routes including the 44 and 116 which provide direct access to Dublin City Centre.
Local Conveniences: Residents are within a 10-minute walk to Dundrum Town Centre, offering extensive retail, dining options like Nando's and Franco M Franco, and essential services including a SuperValu supermarket.
Green Spaces: The property is a short walk to Deer Park and Marlay Park, offering extensive recreational facilities, playgrounds, and walking trails, enhancing the quality of life and family appeal.
Hypothesis: The extensive regeneration planned for Dundrum, including improved public transport links and new commercial developments within a 1km radius, is likely to further boost property values by enhancing connectivity and local amenities, potentially leading to a 5-8% increase in apartment values within three 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 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.