1 Dodderbrook Avenue, Ballycullen, Dublin 24, D24 AE6C
5 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 5 Bed · 4 Bath · House
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €645,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 7.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 9mo recency · Low 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 €645,000, 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 €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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 · Low
5
Transactions Analysed
Within 5.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 48 The Crescent, Millbrook Lawns, Tallaght Dublin 24, Dublin 24, Dublin | 2026-01-20 | 110m² | |
| 32 The Crescent, Milbrook Lawns, Tallaght, Dublin | 2025-11-13 | 108m² |
Transactions within a 5.0km radius and 36-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
Energy Efficiency Advantage
With an A3 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 for D-rated properties of similar size in the area, offering an annual saving of up to €1,400.
Generous Size
At 120m², this 5-bedroom, 4-bathroom house offers 10m² per bedroom, providing ample living space compared to the median size of properties sold within 1km over the last 180 days.
Optimizing Value
While the A3 BER is excellent, minor enhancements to features like smart heating controls or additional insulation in the attic could potentially increase the perceived value by €5,000-€10,000, given the premium buyers place on energy efficiency in this market.
Hypothesis: The A3 BER rating significantly positions this property for future market shifts towards sustainability, potentially commanding a premium of 3-5% over comparable B-rated properties within 2-3 years.
Amenities
Transport Connectivity
This property is served by Dublin Bus routes 175 and 176, providing direct links to Tallaght IT and the Luas Red Line at The Square, and is within a 15-minute drive of the M50 motorway for broader connectivity.
Local Conveniences
Residents have access to The Square Shopping Centre (2km) for extensive retail, The Oval (2.5km) for leisure and dining, and Tymon Park (1.5km) for green space, offering a well-rounded lifestyle.
Family Amenities
The area is supported by several educational institutions including St. Thomas Junior School (1km), Scoil Aoife (1.5km), and Colaiste de hÍde (2km), alongside numerous childcare facilities within a 2km radius.
Hypothesis: The proximity to the M50 and upcoming infrastructure improvements in the wider Dublin 24 area could increase commuter appeal and property values by 5-7% over the next five 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.