155 Bushy Park House, Templeogue Road, Terenure, Dublin 6w, D6W YX62
19 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 2 Bed · 2 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €650,000, 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.
19 closed sales nearby · 12mo 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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.
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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 10.8% 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
19
Transactions Analysed
Within 1.5km
12 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 146 Bushy Park House, Terenure, Dublin 6w, Dublin | 2025-02-26 | 87.1m² | |
| 97 Bushy Park House, Templeogue Rd, Terenure Dublin 6w, Dublin | 2025-04-03 | 118m² |
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 Advantage: With a B BER rating, this apartment is positioned above many older properties, likely resulting in annual energy cost savings of approximately €800-€1,200 compared to a D-rated property of similar size in the same area.
Spacious Living: At 120.0m², this apartment offers a generous living space, exceeding the typical size for 2-bedroom apartments, providing potential for greater comfort and resale appeal.
Value Optimization Potential: While BER B is good, strategic upgrades to a BER A rating, costing an estimated €8,000-€12,000, could further enhance property value by €15,000-€20,000 and potentially lower annual energy costs by an additional €200-€400.
Hypothesis: The property's 120m² size and BER B rating, while strong, are currently valued below similar apartments that sold for €870,000 within 1km (median sale price), suggesting a market disconnect where modern, energy-efficient, and larger apartments are not commanding their full premium, which could be rectified by targeted renovations or increased market awareness of such features.
Amenities
Excellent Connectivity Hub: The property is well-served by Dublin Bus routes 17, 49, and 52, providing direct access to Dublin city centre and surrounding areas, and is approximately 2.5km from the Red Cow Luas stop.
Local Convenience Cluster: Residents have easy access to Terenure Village for shopping and dining, with supermarkets like Lidl and Tesco nearby, and lifestyle amenities including Bushy Park itself, offering ample green space.
Family & Education Focus: The vicinity boasts numerous schools such as St. Pius X Junior National School and Templeogue College, along with childcare facilities, making it a desirable location for families.
Hypothesis: The property's proximity to Terenure Village and Bushy Park, combined with its B BER rating, positions it favorably for families seeking both convenience and energy efficiency; however, the lack of direct Luas access within a short walk may be a minor detractor for some commuters compared to properties closer to Red Line stops, potentially explaining some of the price differential observed.
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.