Apartment 45 Millrace Road, Phoenix Park Racecourse, Castleknock, Dublin, D15 RW35
84 homes sold nearby. See what they went for — and what to bid on this one.
€440,000 · 2 Bed · 1 Bath · 82m² · Apartment
Market Position
Below Typical Sale Prices
At €440,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
84 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 €440,000, 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 €22,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €440,000, 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.
€22,000
That's what overbidding by just 5% on a €440,000 home costs you — before interest.
A €19 check before a €440,000 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 84 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €440,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
84 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 size-adjusted median. 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 10.7% 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
84
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
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 · 84 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 51, Millrace Rd, Phoenix Park Racecourse, Dublin 15, Dublin | 2025-07-17 | 85m² | |
| Apt. 22 Millrace Road, Pheonix Park, Castleknock, Dublin | 2025-04-24 | 82m² |
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 Efficiency: With a C2 BER rating, upgrading to a B2 could cost an estimated €3,000-€5,000 and potentially increase property value by €5,000-€8,000, while saving approximately €300-€500 annually in energy costs compared to a D-rated property.
Details
- Space Utilisation: At 82 sqm for a 2-bed, 1-bath apartment, the unit offers a reasonable amount of space, aligning with the average property size of 79 sqm within 1km over the last 180 days, but is smaller than the 130 sqm average of recent 30-day sales.
- Value Optimization: Minor cosmetic upgrades or a BER improvement could enhance its appeal; the current asking price is €15,885 above the property's estimated value, suggesting room for negotiation or added investment potential for the buyer.
- Hypothesis: The consistently high BER unknown percentage (100%) across all radii and timeframes suggests a potential information gap or a market where BER ratings are not yet a primary driver for sellers, presenting an opportunity for buyers to invest in energy efficiency for future resale value.
Amenities
Transport Links: The property is well-served by Dublin Bus routes 25, 66, and 67, providing direct access to Dublin city centre, and is within a reasonable distance of the Luas Red Line at the Park West and Cherry Orchard stops.
Details
- Local Conveniences: Residents have access to on-site amenities within the Phoenix Park Racecourse development, with the Hermitage Medical Centre and primary schools like St. Catherine's National School a short drive away.
- Green Space Access: Its proximity to the expansive Phoenix Park (approx. 1km walking distance) offers significant recreational opportunities, complementing local amenities like the Castleknock Golf Club and various cafes and restaurants in Castleknock village.
- Hypothesis: While the property offers good connectivity via bus routes, the absence of a nearby Luas stop or train station within immediate walking distance limits its appeal for daily commuters to the city centre, creating a market segment that may be less responsive to price appreciation compared to properties with superior public transport access.
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.