24a Balfe Avenue, Dublin 12, Walkinstown, Dublin 12, D12 WY65
7 homes sold nearby. See what they went for — and what to bid on this one.
€535,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €535,000, 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.
7 closed sales nearby · 13mo 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 €535,000, 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 €26,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €535,000, 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.
€26,750
That's what overbidding by just 5% on a €535,000 home costs you — before interest.
A €19 check before a €535,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
13 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 146 Walkinstown Road, Walkinstown, Dublin 12, Dublin 12, Dublin | 2025-06-30 | — | |
| 209a Windmill Rd, Crumlin, Dublin 12, Dublin 12, Dublin | 2025-05-28 | 85m² |
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 Energy Efficiency: With a B3 BER rating, this property is likely to incur annual energy costs of approximately €1,200-€1,600, significantly lower than older, lower-rated homes in the area which could face €2,000-€2,500 annually.
Size Value Proposition: At 120m², this detached property offers a generous living space that is 20% larger than the average size of comparable properties sold within 1km over the last 180 days, providing strong value for its size.
Upgrade Potential: Enhancing the B3 BER rating to a B1 or A3 would likely cost €7,000-€10,000 but could increase the property's market value by an estimated €12,000-€18,000, representing a sound investment for future resale.
Hypothesis: The B3 BER rating, while good, suggests that a focus on further insulation upgrades and potentially solar panel installation could bridge the gap to an A-rated property, potentially unlocking an additional 3-5% in market value and reducing annual energy bills by a further €400-€600 compared to its current rating.
Amenities
Transport Connectivity: Access to Dublin Bus routes 17, 56A, and 77A is available within a short walk, providing direct links to Dublin city centre and surrounding suburbs.
Local Lifestyle Hub: Residents benefit from close proximity to The Square Tallaght shopping centre (approx. 2.5km) and local amenities such as the Supervalu Walkinstown (800m), and numerous cafes and restaurants along the main thoroughfare.
Family & Education Focus: The property is situated within the catchment areas of several well-regarded schools, including St. Damian's National School (600m) and Greenhills College (1.2km), with local childcare options like Bright Beginnings Creche (900m) nearby.
Hypothesis: The ongoing development of infrastructure in Dublin 12, particularly potential improvements to public transport links and pedestrian access, could significantly boost walkability scores and reduce commute times to key employment hubs, leading to a projected 4-6% increase in property values within this specific Walkinstown pocket over the next 3-5 years.
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.