10 Elder Heath Avenue, Kiltipper, Dublin 24, D24 Y3YT
32 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 3 Bath · 112m² · Semi-D
Market Position
Below Typical Sale Prices
At €475,000, 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.
32 closed sales nearby · 10mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 32 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
32 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.8% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
32
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±8%
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 · 32 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Elder Heath Green, Elder Heath, Kiltipper, Dublin 24, Dublin | 2025-08-15 | 101.6m² | |
| 11 Ellensborough Lawn, Kiltipper, Dublin 24, Dublin 24, Dublin | 2025-10-10 | 119m² |
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 Value: A B BER rating for this 112m² property suggests annual energy costs of approximately €800-€1,200, potentially saving €1,000-€1,400 annually compared to a D-rated property of similar size.
Size Competitiveness: At 112m², this 3-bedroom, 3-bathroom semi-detached house is well-proportioned and likely meets the needs of families in the area, aligning with the median sale price for similar types within 1km (€425,000).
Value Optimisation Potential: Given the B BER rating, further investment in minor insulation or heating system upgrades could potentially push the BER higher, costing an estimated €4,000-€7,000 and potentially increasing property value by €8,000-€12,000.
Hypothesis: The B BER rating of this property, in conjunction with its 112m² size and 3 bathrooms, positions it favourably against D-rated homes within a 1km radius which are likely seeing higher ongoing maintenance costs, suggesting that properties of this quality with B or higher ratings are increasingly becoming the benchmark for value appreciation in Dublin 24.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 175 and 76, providing direct access to Square Tallaght and commuters hubs, facilitating travel within and beyond Dublin 24.
Local Lifestyle Hubs: Proximity to The Square Tallaght (within a 2km radius) offers a wide array of shopping, dining, and entertainment options, including major supermarkets like Dunnes Stores and Tesco.
Green Spaces and Recreation: Residents can enjoy nearby Tymon Park, a large urban park offering walking trails, playgrounds, and sports facilities, contributing to a high quality of life within a 1.5km radius.
Hypothesis: The location's established connectivity, including the 175 and 76 bus routes, combined with the density of amenities like The Square Tallaght and Tymon Park within a 2km radius, suggests that properties in Kiltipper are becoming increasingly attractive to families and young professionals seeking a balance between suburban living and urban accessibility, potentially driving price growth by 4-6% annually over the next three 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.