14 Hersil Wood, Knocklyon, Dublin 16, D16 T292
68 homes sold nearby. See what they went for — and what to bid on this one.
€950,000 · 5 Bed · 4 Bath · 175m² · Semi-D
Market Position
Below Typical Sale Prices
At €950,000, 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.
68 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 €950,000, 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 €47,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €950,000, 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.
€47,500
That's what overbidding by just 5% on a €950,000 home costs you — before interest.
A €19 check before a €950,000 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 68 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
68 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 increased 2.7% 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
68
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±12%
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 · 68 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 80 Landsdowne Park, Knocklyon Rd, Templeogue Dublin 16, Dublin 16, Dublin | 2025-02-10 | 133m² | |
| 27 Landsdowne Park, Knocklyon, Dublin 16, Dublin 16, Dublin | 2025-09-25 | 156m² |
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
Energy Efficiency Premium: With an A2 BER rating, this property's annual energy costs are estimated at €800-€1,200, offering substantial savings of €1,000-€1,400 annually compared to a D-rated property of similar size in the area.
Spacious Configuration: The property's 175m² size with 5 bedrooms and 4 bathrooms represents a significant dwelling, providing ample living space that is 25% larger than the average of similar broad type properties sold within 1km over 180 days (approx. 140m²).
Value Optimization Potential: While the BER is excellent, minor aesthetic upgrades to finishes could unlock an additional €10,000-€15,000 in market value, as properties in this price bracket often command a premium for modern interior design.
Hypothesis: The A2 BER rating, combined with the generous size and number of bathrooms, positions this property to be more resilient to future energy price increases and potentially achieve a 5-7% higher resale value than properties with C or D BER ratings and fewer amenities.
Amenities
Commuter Connectivity: Residents have access to Dublin Bus routes 25, 66, and 67, providing direct links to Dublin city centre and surrounding areas, reducing reliance on private transport.
Local Education Hub: The property is in proximity to educational facilities including St. Colmcille's Community School and Scoil Naomh Treasa, making it attractive for families prioritizing schooling options.
Retail and Leisure Access: Shopping needs are met by the nearby Lidl and Aldi supermarkets and the wider retail offerings at The Square Tallaght, approximately a 10-minute drive away.
Hypothesis: The strategic location in Knocklyon, offering a blend of established residential calm with improving transport links via the planned expansion of bus services and potential future Luas connectivity, will likely drive a 5-8% increase in property value appreciation over the next 3-5 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.