1 Bealing Walk, Bealing Village, Tyrrelstown, Dublin 15, D15 X9K4
15 homes sold nearby. See what they went for — and what to bid on this one.
€279,950 · 2 Bed · 2 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €279,950, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 4.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 7mo 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 €279,950, 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 €13,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €279,950, 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.
€13,998
That's what overbidding by just 5% on a €279,950 home costs you — before interest.
A €19 check before a €279,950 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±10%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 8, Bealing Close, Tyrrelstown Dublin 15, Dublin 15, Dublin | 2025-11-27 | 53m² | |
| 14 Cruise Park Square, Tyrellstown, Dublin 15, Dublin | 2025-11-14 | — |
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 Concern: The SI_666 BER rating indicates potential for higher energy costs compared to modern standards, with estimated annual energy bills potentially €1,000-€1,400 higher than for properties with a B-rated BER.
Upgrade Potential: Investing €8,000-€12,000 to upgrade the BER rating from a lower band to a C1 could realistically increase the property's value by €15,000-€20,000, offering a clear return on investment.
Space Efficiency: With 120m² for 2 bedrooms and 2 bathrooms, the property offers a generous living space per occupant, averaging 60m² per bedroom, which is well above average for apartments in this price bracket.
Hypothesis: The current BER rating is a significant factor suppressing the property's value, and a strategic investment in energy efficiency upgrades could unlock a substantial uplift in market appeal and saleability, particularly as energy costs continue to rise.
Amenities
Transport Hub: The area is served by Dublin Bus routes 25, 66, and 67, offering direct connectivity to Dublin city center.
Local Conveniences: Residents have access to Tyrrelstown Shopping Centre, which includes a SuperValu supermarket and various retail outlets, as well as nearby primary and secondary schools like Tyrrelstown Educate Together National School.
Healthcare Access: Connolly Hospital Blanchardstown is located approximately 4km away, providing comprehensive healthcare services.
Hypothesis: The ongoing development and planned expansion of residential areas around Tyrrelstown, coupled with potential future public transport enhancements like extended bus services or cycle lanes, could significantly boost walkability and overall amenity value in the coming years.
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.