19 Aengus Hall, Belgard Square, Tallaght, Dublin 24, D24 E6T0
54 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 2 Bed · 1 Bath · 57m² · Apartment
Market Position
Below Typical Sale Prices
At €245,000, 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.
54 closed sales nearby · 11mo 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 54 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
54 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 5% 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
54
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 · 54 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Aengus Hall, Belgard Sq West, Tallaght, Dublin 24, Dublin | 2025-12-01 | 68m² | |
| 25 Aengus Hall, Belgard Sq, Tallaght Dublin 24, Dublin 24, Dublin | 2025-11-19 | 62m² |
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 C3 Premium: This property's C3 BER rating, while average for the area (100% BER unknown in local sales data), positions it favourably for energy cost considerations compared to lower-rated properties, potentially saving €800-€1,200 annually versus a D-rated property of similar size.
Compact and Efficient: At 57.0m², the apartment size is smaller than the average property size of 72.2m² within a 1km radius over the last 180 days, suggesting efficient use of space for its configuration.
Value Optimization Opportunity: While the BER is C3, upgrades to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and enhancing its appeal.
Hypothesis: The prevalence of 3-bedroom properties (median beds: 3.0) in the 1km radius suggests that while this 2-bedroom apartment meets immediate needs, a potential future market adjustment could favour larger configurations, impacting its long-term value retention if not marketed towards its specific demographic.
Amenities
Excellent Luas Connectivity: The property is well-served by the Luas Red Line at the Belgard stop (approx. 500m), providing direct access to Dublin city centre.
Local Retail Hub: Belgard Square is adjacent to The Square Shopping Centre, offering a wide array of retail, dining, and essential services.
Educational and Healthcare Access: The property is within proximity to IT Tallaght (now TU Dublin's Tallaght campus) and Tallaght University Hospital.
Hypothesis: The high density of 2-bed apartments (41.18% within 1km) and their proximity to major transport links like the Luas Red Line indicate a strong rental demand, suggesting that this property could perform well as an investment for buy-to-let purposes, with potential for rental yields to outpace capital appreciation.
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.