Apartment 3, Block A, The Park, Clon Brugh, Aiken`s Village, Dublin 18, Co. Dublin, Stepaside, Dublin 18, D18 VX65
139 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 2 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 139 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
139 closed sales nearby · 8mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 139 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
139 verified closed sales within 1.5km · 18 months.
Asking price sits marginally below the median transaction level.
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.7% 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
139
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±15%
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 · 139 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 304 The Park, Clon Brugh, Aikens Village, Dublin 18, Dublin | 2024-12-05 | 69m² | |
| 301 The Park, Clon Brugh, Aikens Village Dublin 18, Dublin 18, Dublin | 2025-10-21 | 95.9m² |
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 Advantage: With a C2 BER rating, the property is positioned reasonably well, but a strategic upgrade to a B2 rating, costing an estimated €8,000-€12,000, could increase its value by €15,000-€20,000 and improve annual energy savings.
Details
- Spacious Living: At 120m², this apartment is larger than the average property size of 107.9m² within a 1km radius over the last 180 days, offering a generous living space that appeals to buyers seeking room.
- Configuration Mismatch: The property features 2 bedrooms and 2 bathrooms, while the median for properties within 1km over the last 90 days shows 2.5 bedrooms and 2 bathrooms, indicating a slight mismatch with the most common configurations.
- Hypothesis: The C2 BER rating, while not ideal, presents a clear opportunity for value enhancement through targeted energy efficiency upgrades. A focus on improving the BER to at least a B-rating could unlock significant value, especially as the market increasingly favors sustainable and cost-efficient homes.
Amenities
Transport Hub: While specific routes aren't listed for Aiken's Village, Dublin 18 locations are typically served by multiple Dublin Bus routes (e.g., 47, 175 connecting to central Dublin and Dundrum) and are often within reach of the Luas Green Line or nearby DART stations for efficient commuting.
Details
- Local Services: The area benefits from proximity to essential amenities such as SuperValu in Ballinteer, numerous cafes and restaurants in nearby Dundrum Town Centre, and healthcare facilities like Beacon Hospital, enhancing day-to-day convenience.
- Green Spaces: Residents have access to several local parks and recreational areas, including Marley Park, a large urban park offering extensive walking trails, playgrounds, and sports facilities, promoting an active lifestyle.
- Hypothesis: The strategic location in Dublin 18, likely providing good access to major transport arteries and a range of essential services and recreational facilities, positions this apartment for strong demand from families and professionals seeking a balance of convenience and quality of life.
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.