Apartment 33, Hazelbrook, Kilmacud Road Upper, Dundrum, Dublin 14, D14 E940
68 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 1 Bed · 1 Bath · 47m² · Apartment
Market Position
At the Upper End of Local Sales
At €385,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
68 closed sales nearby · 11mo 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 €385,000, 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 €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 68 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €385,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
68 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 1.5% 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 · 15% 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
€385,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
68
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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 · 68 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 33 Hazelbrook, Kilmacud Rd Upper, Dundrum Dublin 14, Dublin 14, Dublin | 2025-12-01 | 47m² | |
| 28 Hazelbrook, Upper Kilmacud Rd, Dublin 14, Dublin 14, Dublin | 2025-01-29 | 75m² |
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 offers a reasonable level of energy efficiency, with estimated annual energy costs of €1,300-€1,700 compared to €2,000-€2,600 for a D-rated property of similar size, representing savings of €700-€900 annually.
Details
- Compact Living Space: At 47m², this 1-bedroom apartment is smaller than the average property size of 114m² within a 1km radius, indicating a focus on efficient use of space rather than expansive living areas.
- Value Optimization Potential: While the BER is good, minor upgrades to achieve a B2 rating could potentially cost €4,000-€6,000 and might increase the property's value by €6,000-€9,000, offering a tangible return on investment.
- Hypothesis: The prevalence of 3-bedroom, 2-bathroom properties making up 68.18% of sales within 1km over 180 days, compared to this 1-bedroom apartment, suggests a market preference for larger family homes, potentially limiting the long-term appreciation ceiling for smaller units unless they offer exceptional location benefits or are priced attractively.
Amenities
Excellent Transport Hub: The location is served by the Luas Green Line at Kilmacud stop (approx. 700m walk) and multiple Dublin Bus routes including 116, 118, and 175, offering convenient commuting options across Dublin.
Details
- Prime Retail and Leisure Access: Residents are within easy reach of Dundrum Town Centre, providing extensive shopping, dining, and entertainment options, along with local amenities like Supervalu and a variety of cafes and restaurants.
- Proximity to Green Spaces and Services: The property is a short walk from Deerpark and Kilmacud Park, offering recreational spaces, and is well-served by medical facilities like the Beacon Hospital (approx. 1.5km).
- Hypothesis: The strong public transport links, including a Luas stop within walking distance, and the proximity to major retail hubs like Dundrum Town Centre suggest that this area is highly desirable for young professionals and couples seeking urban convenience, which could sustain demand for smaller apartment units despite their size relative to the broader market.
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.