14 Elder Heath Park, Tallaght, Dublin 24, D24 A2RC
44 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 3 Bed · 3 Bath · Semi-D
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Market Position
Priced Within Local Sold Range
At €485,000, this home is priced within the typical range of 44 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
44 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €485,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 44 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €485,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
44 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 18.9% 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
44
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 · 44 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 | |
| 7 Elder Heath Green, Elder Heath, Kiltipper Road, Dublin 24, Dublin | 2025-12-08 | 143.1m² |
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 A3 Advantage: With an A3 BER rating, this property is significantly more energy-efficient than the 100% of properties with unknown BER ratings within 1km, likely resulting in annual energy cost savings of €800-€1,200 compared to a D-rated property.
Details
- Size Efficiency: At 120.0m², this property is larger than the 1km_180d_avg_property_size of 106.4m², offering more living space and potentially better value per square meter for families.
- Configuration Alignment: The 3 bedrooms and 3 bathrooms configuration aligns with the median metrics of 3 beds and 2 baths within 1km over 90 and 180 days, suggesting it meets common local demand.
- Hypothesis: Given the A3 BER rating, further upgrades to a B2 would cost an estimated €8,000-€12,000 and could increase property value by €15,000-€20,000, offering a clear return on investment and superior market appeal against properties with lower ratings.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes (specific routes not provided in data but common in Tallaght) and is accessible to the Luas Red Line, facilitating commutes to Dublin city centre.
Details
- Local Amenities: Residents have proximity to The Square Tallaght for shopping, as well as local supermarkets, and a range of educational facilities including Scoil Carmel and St. Mark's Community School.
- Healthcare Access: Proximity to Tallaght University Hospital provides excellent healthcare access, supported by local pharmacies like HSE Tallaght Primary Care Centre.
- Hypothesis: The ongoing development and infrastructure improvements in the Tallaght area, including potential enhancements to Luas services and new commercial spaces, are likely to further boost property values and tenant demand in this established residential locale.
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.