APARTMENT 9 OAK HOUSE, CARRICKMINES GREEN, Co. Dublin, D18 DK38
35 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 1 Bed · 1 Bath · 47m² · Apartment
Market Position
Below Typical Sale Prices
At €325,000, 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.
35 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 35 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
35 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 size-adjusted median, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.8% 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
35
Transactions Analysed
Within 1.5km
8 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 · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Oak House, Carrickmines Green, Glenamuck Rd, Dublin 18, Dublin | 2024-10-14 | 47m² | |
| 16 Laurel House, Carrickmines Green, Carrickmines, Dublin | 2025-01-14 | 59.5m² |
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
Below Average BER: The C1 BER rating indicates that energy efficiency is moderate; upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and lowering annual energy costs compared to lower ratings.
Details
- Compact Living Space: At 47m², this 1-bedroom apartment is smaller than the average property size of 136.7m² sold within a 1km radius over the past 180 days, meaning space efficiency and smart storage solutions are paramount.
- Configuration Mismatch: The market within 1km shows a median of 3 bathrooms and 2.5 bedrooms for sold properties over the past 30 days, indicating this 1-bedroom, 1-bathroom apartment is configured for a smaller household than the typical sold property.
- Hypothesis: The C1 BER rating, while not poor, represents an opportunity for value enhancement; focusing on energy efficiency upgrades beyond basic compliance, such as improved insulation and heating system optimization, could significantly reduce the estimated annual energy costs of €1,500-€2,000 (compared to a D-rated property) and align the property more closely with the C1 BER benchmarks seen in other sold properties, potentially justifying a higher sale price.
Amenities
Excellent Transport Connectivity: The area is served by Dublin Bus routes 47 and 175, offering direct access to Dublin City Centre and surrounding hubs, minimizing reliance on multiple transfers for commuters.
Details
- Local Convenience Hub: Residents have convenient access to The Park Carrickmines shopping centre (under 1km) featuring a large supermarket and various retail outlets, along with nearby amenities like DCC Fitness Club.
- Proximity to Green Spaces: The property is within a short drive of Cabinteely Park and Marlay Park, offering extensive recreational opportunities, playgrounds, and walking trails for residents.
- Hypothesis: The D18 postal code's strategic location, close to major arterial routes like the M50 and serving as a junction for key bus services (47, 175), positions it as a strong contender for individuals prioritizing efficient commuting, potentially commanding a location premium due to this accessibility that outweighs its smaller size compared to properties in less connected areas.
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.