Apartment 39, The Rowan, Rockfield, Dundrum, Dublin 16, Co. Dublin, Dundrum, Dublin 16, D16 HH52
62 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 Within Local Sold Range
At €475,000, this home is priced within the typical range of 62 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
62 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
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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.
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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.
These signals interact — full analysis in report.
€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 62 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
62 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 median of comparable sales. 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.
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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 decreased 1.7% 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.
Statistical Confidence · High
62
Transactions Analysed
Within 1.5km
9 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 · 62 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 54 The Rowan, Rockfield, Dundrum, Dublin 16, Dublin | 2025-07-30 | 112m² | |
| 40 The Rowan, Rockfield, Dundrum, Dublin | 2025-10-28 | 80m² |
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 C1 Investment: A C1 BER rating suggests potential for upgrade; improving to a B2 could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, making it an investment opportunity.
Efficient Space: At 70m², this 2-bedroom, 2-bathroom apartment offers a good space-to-bedroom ratio for its size, indicating efficient use of square footage.
Value Optimization: While not a premium BER, the C1 rating is respectable; investing in minor energy efficiency upgrades (e.g., attic insulation, draught-proofing) for an estimated €2,000-€4,000 could yield annual savings of €300-€500 against a D-rated property.
Hypothesis: The C1 BER rating, while not top-tier, positions this apartment to benefit from potential future Irish Green Building regulations or incentives that might favour mid-range efficiency ratings, offering a more immediate appeal than properties requiring extensive retrofitting from lower ratings.
Amenities
Transport Hub: This location is well-served by Dublin Bus routes 17, 44, 63, and 114, and is a short walk to the Balally Luas stop, providing excellent connectivity to the city centre and surrounding areas.
Retail & Leisure: Residents have convenient access to Dundrum Town Centre for extensive shopping, dining, and entertainment, as well as nearby parks like Ballawley Park and Kilmacud Park for recreation.
Family & Healthcare: Proximity to numerous primary and secondary schools, including St. Olaf's National School and Holy Trinity National School, along with the Beacon Hospital and a range of local pharmacies, ensures comprehensive family and healthcare support.
Hypothesis: The integration of the Luas network and the proximity to Dundrum Town Centre, a major retail and employment hub, creates a 'destination' effect for this micro-location, pushing property values higher than comparable areas with similar transport links but lacking such a significant amenity cluster.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.