Apartment 395, The Oak, Trimbleston, Goatstown, Dublin 14, D14 C568
52 homes sold nearby. See what they went for — and what to bid on this one.
€585,000 · 2 Bed · 2 Bath · 80m² · Apartment
Market Position
Priced Above Local Sales
At €585,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
52 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €585,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €585,000, 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.
€29,250
That's what overbidding by just 5% on a €585,000 home costs you — before interest.
A €25 check before a €585,000 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 52 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
52 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.
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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 0.2% 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
52
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±17%
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 · 52 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 415 Trimbleston Garden, Goatstown Road, Dublin14, Dublin 14, Dublin | 2025-09-11 | 83m² | |
| 381 The Oak, Trimbleston, Goatstown, Dublin 14, Dublin | 2025-11-17 | 93m² |
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 Advantage: A B1 BER rating offers a good balance of energy efficiency. Annual energy costs for this property are estimated at €1,000-€1,400, compared to €2,000-€2,800 for a G-rated property of similar size, representing annual savings of €1,000-€1,400.
Space Efficiency: At 80m², this 2-bedroom, 2-bathroom apartment is well-configured for its size, providing ample living space and two bathrooms for convenience, aligning with modern buyer expectations for comfort and functionality.
Value Optimization Potential: While the B1 BER is good, upgrading to an A-rated BER (A1-A3) could cost an estimated €10,000-€15,000 and potentially increase the property's value by €20,000-€30,000, enhancing long-term energy cost savings and market appeal.
Hypothesis: Given the B1 BER rating, the property is positioned favourably against older, less efficient stock. However, in a market increasingly focused on sustainability and lower running costs, a strategic investment in further improving the BER to an A-rating could unlock a significant premium, potentially capturing an additional 5-7% in market value and attracting a wider pool of environmentally conscious buyers.
Amenities
Excellent Transport Links: The area is served by Dublin Bus routes 175 and 44, providing direct access to UCD and the city centre, along with proximity to the Luas Green Line at Dundrum, facilitating easy commutes.
Prime Educational Hub: Residents have access to highly-regarded schools including Mount Anville Secondary School and St. Laurence's Boys National School, as well as UCD Belfield campus being a short bus or cycle away.
Convenient Retail and Leisure: Proximity to Dundrum Town Centre offers extensive shopping, dining, and entertainment options, while nearby parks like Deer Park provide green spaces for recreation and relaxation.
Hypothesis: The presence of the 175 bus route directly serving UCD and the proximity to Dundrum Town Centre, a major retail and employment hub, significantly boosts the property's appeal to both students and professionals. This strong connectivity to key amenities and employment centres suggests that any future infrastructure developments, such as enhanced public transport links or new commercial facilities within a 5km radius, could lead to a disproportionately higher increase in property value compared to areas with less developed amenities.
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.