Apartment 8, The Gables, Clondalkin, Dublin 22, D22 V821
10 homes sold nearby. See what they went for — and what to bid on this one.
€255,000 · 2 Bed · 1 Bath · 68m² · Apartment
Market Position
Priced Within Local Sold Range
At €255,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 8mo 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 €255,000, 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 €12,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €255,000, 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.
€12,750
That's what overbidding by just 5% on a €255,000 home costs you — before interest.
A €19 check before a €255,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±13%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 30 The Gables, Grange View, Clondalkin Dublin 22, Dublin 22, Dublin | 2025-02-21 | 72m² | |
| 103 Rath Geal, Westbourne Rise, Clondalkin Dublin 22, Dublin 22, Dublin | 2024-12-05 | 81m² |
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 Opportunity: Upgrading the C1 BER rating to a B2 could cost an estimated €7,000-€10,000 and potentially increase the property's value by €12,000-€18,000, offering a positive return on investment.
Efficient Size: At 68m², this 2-bedroom, 1-bathroom apartment offers a practical and efficient layout for its size, aligning with typical demand for starter homes or small families in the area.
Value Optimization Potential: The C1 BER rating, while not poor, presents an opportunity to enhance value; investing in energy efficiency upgrades, such as improved insulation or a more efficient heating system, could differentiate it from comparable properties with lower ratings.
Hypothesis: Given that the median sale price for similar broad types within 1km is €287,000 and this property's BER is C1, a strategic investment of €7,000-€10,000 in energy efficiency could elevate its BER to B-rated standard, potentially justifying an asking price closer to €280,000-€300,000, closing the gap with the broader market.
Amenities
Key Transport Hub: The area is served by Dublin Bus routes 25, 66, and 67, offering direct access to Dublin city centre and surrounding towns, with potential links to the Luas Red Line at The Square Tallaght.
Local Essentials Nearby: Residents have convenient access to The Gables Shopping Centre (within 1km) which includes a Lidl supermarket, and within a 3km radius, amenities like Boots pharmacy and local GP clinics are available.
Educational Proximity: St. Mary's National School and St. Ronan's College are located within a 2km radius, providing accessible educational facilities for families.
Hypothesis: The clustering of amenities within a 1km-3km radius, particularly with the potential for Luas connectivity at The Square Tallaght, suggests that properties in The Gables could command a higher premium if direct pedestrian or cycling routes to these hubs are improved, enhancing walkability scores.
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.