Apartment 20, Torquay, Castle Court, Kilgobbin Wood, Leopardstown, Dublin 18, D18 RK72
105 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 2 Bath · 74m² · Apartment
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 105 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
105 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 €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 105 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
105 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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.
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 decreased 2.4% 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
105
Transactions Analysed
Within 1.5km
9 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 · 105 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 4, Castlecourt, Kilgobbin Woods, Dublin 18, Dublin | 2025-09-04 | 74m² | |
| 142 Kilgobbin Woods, Castlecourt, Sandyford Dublin 18, Dublin 18, Dublin | 2025-09-25 | 65m² |
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
B3 Energy Rating: This property boasts a B3 BER rating, which will result in annual energy costs estimated at €1,300-€1,700, compared to €2,300-€2,700 for a D-rated property of similar size.
Details
- Compact and Efficient: At 74m², this apartment offers a well-proportioned living space with 2 bedrooms and 2 bathrooms, aligning with the 1.5 median bathrooms and 2.5 median bedrooms seen in recent 1km sales data.
- Value Optimization: While the B3 BER rating is good, upgrading to an A-rating (e.g., A2) could cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and further reducing annual energy costs by an estimated €500-€900.
- Hypothesis: The prevalence of B3 BER ratings and higher in the immediate 1km radius (with 100% BER unknown in raw data implies many similar properties) suggests that this property's energy efficiency is competitive, but a strategic upgrade to an A-rating could create a significant value-add proposition, commanding a premium of at least 5% over similar B3-rated apartments in the resale market.
Amenities
Excellent Connectivity: This property benefits from proximity to the Luas Green Line at Kilmacud (approx. 1.2km) and multiple Dublin Bus routes including the 114 which serves the immediate area.
Details
- Prime Location for Services: Residents have easy access to essential services, including St. Raphaela's School within 500m, the Beacon Hospital 1.5km away, and Leopardstown Shopping Centre with a Dunnes Stores supermarket less than 1km away.
- Walkable Neighbourhood: The Kilgobbin Wood area offers good walkability with local parks like Clonmore Park (800m) and dedicated pedestrian paths, ideal for daily commutes and leisure.
- Hypothesis: The strong presence of educational facilities like St. Raphaela's School and the Leopardstown Business Park, coupled with the upcoming infrastructure improvements indicated by the D18 postcode's development plans, will likely boost demand for well-connected apartments like this one, leading to a projected 5-7% increase in property value over the next 2-3 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.