2 Cruise Park Crescent, Dublin 15, Tyrrelstown, Dublin 15, D15 YR76
13 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 3 Bed · 3 Bath · 92m² · Detached
Market Position
At the Upper End of Local Sales
At €420,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
13 closed sales nearby · 13mo 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 €420,000, 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 €21,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €420,000, 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.
€21,000
That's what overbidding by just 5% on a €420,000 home costs you — before interest.
A €19 check before a €420,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €420,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Statistical Confidence · High
13
Transactions Analysed
Within 3.0km
13 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Bealing Crescent, Bealing Village, Tyrrelstown, Dublin 15, Dublin | 2024-10-10 | 105m² | |
| 27 Tyrrelstown Way, Tyrrelstown, Dublin 15, Dublin 15, Dublin | 2025-07-14 | 145m² |
Transactions within a 3.0km 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 Advantage: With a C2 BER rating, this property's annual energy costs are an estimated €1,200-€1,600, potentially saving buyers €600-€800 annually compared to typical D-rated properties of similar size which cost €1,800-€2,200 per year.
Details
- Optimal Size and Configuration: This 92m² detached house aligns well with the average property size of 93m² for homes sold within a 3km radius, offering a practical living space complemented by its highly desirable 3 bedrooms and 3 bathrooms.
- Enhanced Bathroom Provision: The property's three bathrooms provide an enhanced level of convenience and appeal, surpassing the median of two bathrooms found in 3-bedroom properties sold in the 3km radius, adding significant value and comfort.
- Hypothesis: The property's detached status combined with its higher-than-average bathroom count and a solid C2 BER rating positions it as a premium offering in a market largely comprising houses, suggesting these specific quality features are key drivers of its perceived value and market appeal.
Amenities
Strategic Transport Links: Commuters benefit from direct access to Dublin Bus routes 40D and 238 within Tyrrelstown, providing essential connectivity to Dublin city centre, with Hansfield and Clonsilla Train Stations serving the Maynooth/Connolly line located approximately 4-6km away.
Details
- Comprehensive Local Services: The property is exceptionally well-serviced by local amenities, including Tyrrelstown Educate Together National School, Le Cheile Secondary School, and a SuperValu and Lidl in Tyrrelstown Town Centre, all within convenient walking or short driving distance.
- Abundant Lifestyle & Recreation: Residents have access to local green spaces at Tyrrelstown Park, recreational facilities like Hollywood Lakes Golf Club approximately 2km away, and the extensive retail, dining, and entertainment options of the larger Blanchardstown Centre within a 4-5km drive.
- Hypothesis: Tyrrelstown's design as a self-contained, amenity-rich community, combined with strategic bus routes, mitigates the lack of immediate Luas/DART access by providing strong local services and efficient bus connectivity, ensuring a high quality of life for residents without constant reliance on personal vehicles for daily needs.
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.