Apartment 227, Wyckham Point, Wyckham Way, Dundrum, Dublin 16, D16 H767
123 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 2 Bed · 2 Bath · 70m² · Apartment
Market Position
Priced Above Local Sales
At €475,000, 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.
123 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 123 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
123 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 size-adjusted median. 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 1% 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.
Financial Exposure · 11% 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
€475,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
123
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±14%
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 · 123 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 279 Wyckham Point, Dundrum, Dublin 14, Dublin 16, Dublin | 2024-11-20 | 77.2m² | |
| 283 Wyckham Point, Wyckham Way, Ballinteer Dublin 14, Dublin 16, Dublin | 2025-08-27 | 79m² |
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 Advantage: A B3 BER rating offers a reasonable energy efficiency, placing it above many older properties and indicating potential for moderate energy cost savings compared to lower-rated homes.
Details
- Compact and Efficient Layout: At 70.0m², this 2-bedroom, 2-bathroom apartment is sized comparably to the recent 30-day average of 88m² within 1km, suggesting efficient use of space for its configuration.
- Value Optimization Opportunity: While the B3 BER is acceptable, a targeted investment of €8,000-€12,000 to potentially upgrade to a B1 or A-rated BER could increase the property value by an estimated €15,000-€20,000 and reduce annual energy costs by €300-€500.
- Hypothesis: The current B3 BER rating, while decent, represents a key opportunity for value enhancement; given that 100% of local properties have an unknown BER within 1km, officially documenting an improved BER could create a significant competitive advantage and justify a premium closer to the €6,573 median price per sqm.
Amenities
Exceptional Transport Network: This property benefits from proximity to the Luas Green Line at Dundrum and Balally stops, along with multiple Dublin Bus routes including 44, 61, and 114, offering direct access to Dublin city centre and surrounding areas.
Details
- Comprehensive Local Services: Residents have convenient access to Dundrum Town Centre for extensive retail and dining, along with services like the Rockfield Medical Centre and Marlay Park for leisure and green space.
- High Walkability Score: The Wyckham Point location offers excellent walkability, with local amenities such as SuperValu Dundrum and Holy Cross National School within a 10-15 minute walk.
- Hypothesis: The density of key amenities, including the proximity of Dundrum Town Centre (a major retail hub) and multiple Luas stops within a 1km radius, coupled with a high proportion of apartment sales (38.46% within 1km), suggests this location is highly desirable for urban dwellers who prioritize convenience and connectivity, likely driving continued strong demand and capital growth for similar apartment properties.
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.