Apartment 21, Moore House, Loreto Abbey, Grange Road, Dublin 14, Co. Dublin, D14 V213
51 homes sold nearby. See what they went for — and what to bid on this one.
€399,000 · 2 Bed · 2 Bath · 74m² · Apartment
Market Position
Below Typical Sale Prices
At €399,000, 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.
51 closed sales nearby · 12mo 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 €399,000, 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 €19,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,000, 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.
€19,950
That's what overbidding by just 5% on a €399,000 home costs you — before interest.
A €19 check before a €399,000 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 51 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
51 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 3.3% 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
51
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±16%
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 · 51 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 57 Handel House, Loreto Abbey, Rathfarnham Dublin 14, Dublin 14, Dublin | 2025-12-02 | 71m² | |
| 4 Moore House, Loretto Abbey, Rathfarnham Dublin 14, Dublin 14, Dublin | 2025-06-27 | 77.7m² |
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 C2 Energy Rating: With a C2 BER rating, annual energy costs are estimated to be €1,400-€1,800, offering moderate efficiency, but upgrades to a B-rated equivalent could save an estimated €500-€700 annually.
Upgrade Potential: Improving the BER from C2 to B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 based on market trends for energy-efficient homes.
Space Efficiency: At 74m², this 2-bedroom, 2-bathroom apartment offers a good balance of living space and practicality, with a density of approximately 1036 properties within a 1km radius indicating a well-developed apartment complex.
Hypothesis: Given the C2 BER rating, a targeted investment in insulation and HVAC upgrades, costing around €10,000, could elevate the property's market appeal and potentially capture a €20,000-€25,000 premium over comparable C-rated properties.
Amenities
Excellent Transport Links: Proximity to the Luas Red Line at Red Cow stop (estimated 1.5km) and numerous Dublin Bus routes including 17, 18, 56a, 57, 76, 76a, 210, and a frequent service on the 69 route facilitates easy commuting.
Educational Hub Proximity: Located within a 2km radius of significant educational institutions such as Marino Institute of Education, St. Kilian's German School, and Loreto College Foxrock, enhancing its appeal to families and young professionals.
Local Conveniences: Within walking distance to SuperValu Knocklyon and a variety of local shops, pharmacies, and restaurants in the Templeogue and Tallaght areas, offering high convenience for daily needs.
Hypothesis: The extensive network of bus routes, combined with the upcoming infrastructure development for the Luas, will likely see a 5-10% uplift in property values within a 1km radius of key transport nodes 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 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.