20 Springfield Crescent, Dublin 6w, Templeogue, Dublin 6W, D6W H960
16 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €895,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 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 €895,000, 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 €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. 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.
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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 10.3% 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
16
Transactions Analysed
Within 1.5km
11 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Rosehall, Templeogue Rd, Dublin 6w, Dublin | 2025-08-26 | 120m² | |
| 10 Riversdale, Butterfield Avenue, Rathfarnham, Dublin 13, Dublin | 2025-06-17 | 145m² |
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 Rating Impact: With an 'F' BER rating, upgrading to a 'B2' could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, making it a financially sound investment for future saleability.
Size Efficiency: At 120m², this detached property is on the smaller side compared to the average property size of 148m² within 1km over 180 days, suggesting potentially less spacious living areas relative to comparable homes.
Configuration vs. Market: The 3-bedroom, 2-bathroom configuration aligns with the median number of bathrooms (2) but falls short of the median 4 bedrooms within 1km over the last 180 days, indicating a potential mismatch with the most sought-after configurations.
Hypothesis: Given that 100% of properties within 1km over the last 30 and 90 days had an unknown BER rating, a significant market opportunity exists for properties that invest in improving their BER rating, as this property could potentially command a substantial premium over comparables if its energy efficiency were significantly enhanced.
Amenities
Transport Connectivity: This area is served by Dublin Bus routes 52, 75, and 175, providing direct access to Terenure and Tallaght, with the Luas Red Line accessible via bus links.
Local Services: Residents have convenient access to numerous amenities including Supervalu Templeogue, local pharmacies like Boots, and a variety of restaurants and cafes along Templeogue Road.
Educational Proximity: The property is within a short distance of St. Pius X Boys' National School and Our Lady's Girls' National School, as well as Templeogue College for secondary education.
Hypothesis: The presence of major arterial routes like the M50 within a 2km radius, combined with the established bus routes, suggests that despite the lack of a direct Luas or DART station within immediate walking distance, the area offers strong connectivity for commuters, with an average of 178 days on market indicating a stable demand for well-located family homes.
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.