21 Mount Garrett Rise, Mount Garrett, Tyrrelstown, Dublin 15, D15 F8DF
8 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 3 Bed · 3 Bath · 92m² · End of Terrace
Market Position
Below Typical Sale Prices
At €350,000, 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.
8 closed sales nearby · 8mo recency · Moderate 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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 size-adjusted median, 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Mount Garrett Rise, Tyrrelstown, Dublin 15, Dublin 15, Dublin | 2025-11-28 | 92m² | |
| 20 Mount Garrett Close, Tyrrelstown, Dublin 15, Dublin 15, Dublin | 2024-10-09 | 68m² |
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 Investment: Upgrading the C1 BER rating to a B2 could cost an estimated €6,000-€10,000, potentially increasing the property's value by €10,000-€15,000 and reducing annual energy costs by approximately €400-€600 compared to its current rating.
Details
- Size vs. Local Average: This 92.0m² property aligns closely with the average property size of 93.1m² within a 3km radius over 180 days, indicating it's a standard offering for the area.
- Bathrooms Advantage: With 3 bathrooms, this property significantly exceeds the median of 2 bathrooms within 1km and 3km radii over 180 days, offering a distinct advantage for families or multiple occupants.
- Hypothesis: While the C1 BER is adequate, the 100% BER unknown percentage within 1km and 3km radii suggests a market where BER information is not always readily disclosed or emphasized, presenting an opportunity for sellers who proactively improve their BER to highlight it as a key selling point for enhanced value.
Amenities
Transport Links: While specific routes for Tyrrelstown are not provided in the data, properties in Dublin 15 typically benefit from Dublin Bus services like routes 39a and 39, connecting to the city centre, and are within reach of the LUAS Red Line at Snugborough.
Details
- Local Facilities: Residents are likely to be close to Tyrrelstown Shopping Centre for daily needs, with primary schools like St. Mary's National School and secondary schools such as Hartstown Community School within a reasonable distance.
- Green Spaces Nearby: The property is likely to have access to local parks and green areas within the Tyrrelstown development, providing recreational opportunities, and potentially the larger Corkagh Park or Phoenix Park within a short drive.
- Hypothesis: The absence of specific public transport route data for Mount Garrett Rise, combined with its location in Dublin 15, suggests that while car dependency may be a factor, the continued development of the Dublin Metro and potential improvements to bus infrastructure in the wider area could unlock significant future value and appeal for this property.
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.