Apartment 22, The Academy, Park West Pointe, Yeats Way, Park West, Dublin 12, D12 XP89
28 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 2 Bath · 58m² · Apartment
Market Position
At the Upper End of Local Sales
At €275,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
28 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
28 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.
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 12.2% 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
28
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 44 The Acadamy, Park West Pointe, Dublin 12, Dublin 12, Dublin | 2025-10-31 | 59.5m² | |
| Apt 67, Academy Building, Parkwest Pointe Dublin 12, Dublin 12, Dublin | 2025-09-22 | 53.2m² |
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 B3 Advantage: The B3 BER rating suggests a good balance of energy efficiency, likely resulting in annual energy costs of €1,400-€1,800, compared to €2,000-€2,600 for D-rated properties of similar size.
Compact but Functional Layout: The 58m² size with 2 bedrooms and 2 bathrooms offers efficient use of space, aligning with the average property size of 59m² within a 1km radius.
Value Optimization Opportunity: With a BER rating of B3, substantial immediate value optimization through energy efficiency upgrades (e.g., to B2) is less critical than for lower-rated properties, focusing efforts on interior modernization for maximum value uplift.
Hypothesis: The absence of BER data within 1km (100% unknown) suggests a significant market opportunity for properties with transparent and good BER ratings to command a premium, as buyers increasingly prioritize energy efficiency and its long-term cost benefits.
Amenities
Excellent Connectivity: The area is served by Dublin Bus routes 150 and 79, with the Red Line Luas at Kylemore stop approximately 1.5km away, facilitating easy access across Dublin.
Local Convenience Hub: Proximity to Park West Business Park offers employment opportunities, while The Square Tallaght (3km) provides extensive shopping and leisure facilities, including Dunnes Stores and a cinema.
Green Spaces & Recreation: The development is within a reasonable distance of Corkagh Park (2km), a large urban park offering walking trails, playgrounds, and sports facilities, enhancing local quality of life.
Hypothesis: The ongoing development and infrastructure improvements in the Park West area, particularly transport links, suggest that properties here, like Apartment 22, could see a sustained increase in value as connectivity and local amenities continue to improve, making it a strong commuter base.
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.