Apt 31A, Lansdowne Valley, Slievebloom Road, Drimnagh, Dublin 12, D12 KC59
12 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 2 Bed · 2 Bath · 68m² · 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.
12 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 €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 €15 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±7%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18a Lansdowne Valley, Drimnagh, Dublin 12, Dublin 12, Dublin | 2025-03-04 | 74m² | |
| 24 Windmill Lodge Windmill Rd, Crumlin Dublin 1, Dublin, Dublin 12, Dublin | 2025-02-13 | 70m² |
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: The C2 BER rating suggests moderate energy efficiency, with potential annual savings of €800-€1,200 compared to E or F rated properties of similar size, though significant upgrades could yield higher savings.
Size Advantage: At 68m², this apartment is larger than the median sale price for the same broad type (281,000) and same type (281,000) within 1km over 180 days, which averaged €281,000 and were likely smaller in size.
Value Optimisation: While the C2 BER is adequate, investing in insulation and draught-proofing could cost €3,000-€5,000 and potentially improve the BER to a B rating, which could increase marketability and future value by an estimated €8,000-€12,000.
Hypothesis: The BER C2 rating for this 68m² apartment, compared to the average of €281,000 for similar but potentially lower-BER apartments within 1km, suggests that the current BER is a contributing factor to its lower valuation, and a targeted upgrade could unlock significant immediate value.
Amenities
Transport Hub Access: Located in Drimnagh, residents have access to Dublin Bus routes like the 18, 27, and 56A, providing direct links to Dublin city centre and surrounding areas.
Local Services: The immediate vicinity offers essential amenities including the SuperValu on Comeragh Road for groceries and Crumlin Hospital for healthcare needs.
Green Spaces: Access to local parks like Lansdowne Valley Park and Crumlin GAA grounds offers recreational opportunities within walking distance.
Hypothesis: Given the proximity to Dublin Bus routes 18 and 27 which serve key employment and retail hubs, and the presence of local schools and parks, the area's value proposition for young families and first-time buyers is likely to increase as public transport infrastructure in Dublin 12 continues to improve, particularly with potential Luas expansion plans.
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.