Apartment 24, Block C, Palmerstown, Dublin 20, D20 V382
10 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 2 Bed · 1 Bath · 58m² · Apartment
Market Position
Priced Within Local Sold Range
At €285,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 5.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 6mo 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €285,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±20%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Palmerstown Sq, Palmerstown, Dublin, Dublin 20, Dublin | 2025-12-22 | 58m² | |
| 15 Block B, Palmerstown Square, Palmerstown, Dublin 22, Dublin | 2025-11-07 | 55m² |
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
Good Energy Efficiency: With a C3 BER rating, this property offers good energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, significantly less than the €2,000-€2,500 typically incurred by a D-rated property of similar size.
Details
- Compact and Practical Size: At 58sqm, this 2-bedroom apartment is more compact than the average 3-bedroom property of 95sqm in the 3km radius, offering a space-efficient living solution ideal for singles, couples, or small families.
- Value Optimization Potential: While already a good C3 BER, minor enhancements like smart heating controls could push the rating closer to B2, potentially reducing annual energy costs by an additional €200-€400 and increasing property value by €3,000-€5,000.
- Hypothesis: As urban living trends shift towards sustainability and affordability, properties with strong existing BERs like C3, offering immediate cost savings, will see increased demand, especially among first-time buyers prioritizing running costs over extensive renovation projects.
Amenities
Extensive Transport Links: The property benefits from excellent connectivity with Dublin Bus routes 25, 26, 66, and 67 serving the Palmerstown area, providing direct access to Dublin City Centre and surrounding suburbs, though Luas and train stations require connecting bus services.
Details
- Comprehensive Local Services: Within a 2km radius, residents have access to St. Brigid's National School, Palmerstown Community School, Palmerstown Medical Centre, and local pharmacies, ensuring essential educational and healthcare needs are met.
- Lifestyle & Retail Convenience: Lifestyle is enhanced by proximity to Liffey Valley Shopping Centre (approx. 2-3km) offering extensive retail and dining options, complemented by local SuperValu and various cafes and restaurants in Palmerstown Village for daily needs.
- Hypothesis: Ongoing investment in public transport infrastructure in West Dublin, particularly improved bus corridors and potential Luas extensions, could significantly enhance Palmerstown's appeal, driving a premium for properties offering quick access to these upgraded services.
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.