Apartment 25, Block C, Palmerstown, Co. Dublin, D20 XN75
8 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 3 Bed · 2 Bath · 71m² · Apartment
Market Position
Priced Within Local Sold Range
At €315,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 7mo recency · Moderate 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 €315,000, 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 €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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
Financial Exposure · 14% 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
€315,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 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
BER C3 Energy Rating: A BER C3 rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €6,000-€10,000 and potentially increase property value by €10,000-€15,000, while reducing annual energy costs by an estimated €600-€1,000 compared to a D-rated property.
Standard Apartment Size: At 71.0m², the apartment offers a reasonable living space with 3 bedrooms and 2 bathrooms, aligning with typical family apartment configurations in the Dublin area.
Value Optimization Potential: While the BER is C3, strategic energy upgrades could enhance long-term value and reduce running costs, a factor often overlooked by buyers but significant for future resale potential.
Hypothesis: The presence of a C3 BER rating, while not poor, represents a tangible opportunity for value enhancement. Given the significant number of apartments within a 0.5km radius (123), differentiation through targeted energy efficiency improvements could be a key strategy to command a premium, potentially lifting the property beyond the current median sale price for its type within 1km.
Amenities
Transport Connectivity: While specific routes aren't detailed, Palmerstown is typically served by Dublin Bus routes such as the 25, 66, and 67, offering direct access to Dublin city centre and surrounding areas.
Local Services Access: Proximity to local shops, pharmacies, and the relatively close distance to the larger shopping centres in Liffey Valley would be considered convenient for daily needs.
Educational Facilities Nearby: The area is generally well-served by primary and secondary schools, with institutions like St. Oliver's National School and Palmerstown Community School within reasonable reach.
Hypothesis: The continued development and expansion of public transport infrastructure in the wider Dublin region, potentially including improved bus services or future light rail connections serving the Palmerstown corridor, could significantly boost property values by enhancing commuter convenience and accessibility, making properties in this area more attractive to a wider pool of buyers.
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.