Apartment 708, Beacon One, Dundrum, Dublin 14, D18 KV48
56 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 1 Bed · 1 Bath · 47m² · Apartment
Market Position
Priced Within Local Sold Range
At €345,000, this home is priced within the typical range of 56 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
56 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 €345,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 56 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
56 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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 increased 10% 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
56
Transactions Analysed
Within 1.5km
12 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 · 56 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 5 One Beacon, Beacon Court, Beacon Hotel Apartments Sandyford, Dublin | 2024-11-28 | 74m² | |
| Apt 603, Cubes 3, Beacon South Quarter Dublin 18, Dublin 18, Dublin | 2025-05-19 | 48m² |
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 Rating Cost: Upgrading the C1 BER rating to a B2 would likely cost between €4,000-€7,000 and could potentially increase the property's value by €8,000-€12,000.
Size Efficiency: At 47.0m², this apartment is 55% smaller than the average property size of 104.8m² sold within a 1km radius over the last 180 days, making it less competitive for those seeking more space.
Value Optimization: Given the C1 BER rating, investing in insulation and window upgrades could lead to estimated annual energy cost savings of €300-€500 compared to D-rated properties in the area, enhancing long-term value.
Hypothesis: The prevalence of 100% unknown BER ratings within a 1km radius over the last 90 days suggests a potential lack of focus on energy efficiency in recent sales, creating an opportunity for properties with transparent and better BER ratings to command a premium over time.
Amenities
Transport Connectivity: The area is well-served by the Luas Green Line at Dundrum stop, approximately 800m away, and multiple Dublin Bus routes including 44, 61, and 75 within a 500m radius.
Lifestyle Hub: Proximity to Dundrum Town Centre, a major retail and entertainment hub, offers extensive shopping, dining, and leisure options, including major supermarkets like Tesco and Marks & Spencer.
Healthcare Access: The location provides good access to healthcare facilities, with the Beacon Hospital located within 1.5km and several local pharmacies and GP clinics situated within a 1km walk.
Hypothesis: The ongoing development and proposed enhancements to public transport infrastructure, particularly the potential expansion of Luas services or improved bus connectivity, could significantly boost property values in the Dundrum area, making this apartment's location increasingly attractive for future commuters.
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.