Apartment 4, Park Hall, Milltown Avenue, Milltown, Co. Dublin, D06 K535
80 homes sold nearby. See what they went for — and what to bid on this one.
€560,000 · 2 Bed · 2 Bath · 72m² · Apartment
Market Position
Priced Within Local Sold Range
At €560,000, this home is priced within the typical range of 80 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
80 closed sales nearby · 12mo 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 €560,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €28,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €560,000, 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.
€28,000
That's what overbidding by just 5% on a €560,000 home costs you — before interest.
A €19 check before a €560,000 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 80 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
80 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 increased 2.6% 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
80
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±19%
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 · 80 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Park Hall, Mount St Annes, Milltown Dublin 6, Dublin 6, Dublin | 2025-05-09 | 55m² | |
| 19 Merton Hall, Mount St Annes, Milltown Dublin 6, Dublin 6, Dublin | 2025-10-20 | 50m² |
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 Improvement Potential: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's market value by €15,000-€20,000, offering a tangible return on investment.
Size Efficiency: At 72m², this apartment offers a comfortable living space for a 2-bedroom, 2-bathroom unit, aligning well with typical modern apartment configurations in desirable Dublin locations.
Value Optimization: Given the C2 BER, focusing on energy efficiency upgrades could not only enhance future resale value but also immediately reduce annual running costs, potentially saving €800-€1,200 annually compared to a D-rated property of similar size.
Hypothesis: The C2 BER rating, while not poor, represents a missed opportunity for significant value enhancement. A strategic investment in energy efficiency upgrades could position this apartment as a more competitive offering, potentially commanding a higher premium closer to the estimated value.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 14 and 44 within a short walk, connecting them to key city destinations, and the Luas Green Line at Milltown or Cowper stops are within a 15-20 minute walk.
Local Lifestyle Hub: The property is conveniently located near Milltown village, offering access to local shops, cafes like Alchemy Coffee Roasters, and the River Dodder for pleasant walks and recreational activities.
Educational & Healthcare Proximity: It's within catchment for excellent schools like Gonzaga College (secondary) and Scoil Naomh Pádraig (primary), with major hospitals such as St. Vincent's University Hospital accessible via public transport.
Hypothesis: The strong walkability to the Luas and dedicated bus routes, combined with the proximity to established educational institutions and green spaces along the Dodder, creates a highly desirable lifestyle for professionals and families, suggesting that properties with these amenities consistently outperform those lacking such integrated local advantages.
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.