Apartment 2, Southmede, Dundrum, Co. Dublin, D16 CR45
72 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 1 Bed · 1 Bath · 59m² · Apartment
Market Position
Below Typical Sale Prices
At €345,000, 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.
72 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 72 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
72 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 increased 1.3% 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
72
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 72 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 44 Southmede, Dundrum, Dublin 14, Dublin 16, Dublin | 2025-11-12 | 48.7m² | |
| 36 Southmede, Ballinteer Rd, Dundrum Dublin 16, Dublin 16, Dublin | 2025-12-16 | 75m² |
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 Potential: Upgrading the D2 BER rating to a B2 would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, presenting a significant return on investment.
Energy Cost Disparity: With a D2 BER, annual energy costs are estimated at €1,800-€2,200, compared to €800-€1,200 for similar-sized B-rated properties, highlighting a substantial ongoing expense for the buyer.
Space Efficiency: At 59.0m², this 1-bedroom apartment offers a reasonable living space for singles or couples, but its value per sqm (€5,847 based on asking price) is lower than the local median, suggesting potential for optimization.
Hypothesis: The D2 BER rating, while common, presents a clear opportunity for value enhancement. Investing in insulation, window upgrades, and a more efficient heating system could not only reduce annual running costs by €1,000-€1,400 but also position the apartment more competitively against newer, higher-rated properties that are increasingly entering the market.
Amenities
Transport Hub Access: Residents are well-served by Dublin Bus routes 44, 61, 75, and 114, with the Luas Green Line at Dundrum stop a short walk away, offering excellent connectivity to the city centre and surrounding areas.
Retail and Leisure Epicenter: The property is adjacent to Dundrum Town Centre, providing unparalleled access to a vast array of shops, restaurants, cafes, and entertainment options, alongside numerous local cafes and parks like Marley Park within easy reach.
Educational and Healthcare Proximity: The area boasts numerous educational facilities, including St. Attracta's Primary School and Ballinteer Community School, with easy access to major hospitals like St. Columcille's Hospital.
Hypothesis: The exceptional density of amenities, particularly the proximity to Dundrum Town Centre and direct Luas access, creates a powerful lifestyle draw. This convenience factor, often overlooked in raw price per sqm comparisons, may justify a higher relative premium for properties that are in good condition and offer immediate access to these sought-after facilities.
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.