27 Orlagh Grove, Knocklyon, Dublin 16, Knocklyon, Dublin 16, D16 A2W9
102 homes sold nearby. See what they went for — and what to bid on this one.
€725,000 · 4 Bed · 3 Bath · 132m² · Semi-D
Market Position
Priced Within Local Sold Range
At €725,000, this home is priced within the typical range of 102 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
102 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 €725,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €36,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €725,000, 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.
€36,250
That's what overbidding by just 5% on a €725,000 home costs you — before interest.
A €19 check before a €725,000 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 102 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
102 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 decreased 0.8% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
102
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±10%
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 · 102 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 White Pines Drive, Stocking Avenue, Rathfarnham, Dublin 16, Dublin | 2025-10-17 | 134m² | |
| 36 Woodfield, Knocklyon, Dublin, Dublin 16, Dublin | 2025-10-02 | 90m² |
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 Improvement Potential: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000 and is projected to increase property value by €15,000-€20,000, offering a positive return on investment.
Spacious Configuration: With 132m² and 4 bedrooms, this property is larger than the average house size of 103.28m² within 1km and the median of 3 bedrooms in the 1km radius, offering significant space for families.
Value Optimization Opportunity: Given that 100% of properties within 1km over the last 180 days had an unknown BER rating, there is an opportunity to highlight the C2 rating as a basis for potential improvement and value enhancement compared to the general market data.
Hypothesis: The prevalence of C2 BER ratings and an average property size exceeding 100m² within a 1km radius indicates that while energy efficiency upgrades are financially beneficial, the primary driver for buyers in Knocklyon remains the substantial living space and the potential to personalize an already well-sized home, suggesting that future value increases will be more tied to internal renovations than external energy efficiency alone.
Amenities
Excellent Transport Access: The area is served by Dublin Bus routes 175, 65, and 49, providing direct links to city centre locations, and is within proximity to the Luas Green Line at Tallaght (approximately 4km).
Educational Hub Proximity: Residents have convenient access to numerous educational facilities, including Sancta Maria College, Bishop Galvin National School, and Gaelscoil Knocklyn, all within a 1km radius.
Comprehensive Local Services: Within a 2km radius, residents benefit from the SuperValu Knocklyon, numerous local pharmacies, the Tallaght University Hospital (approximately 3km), and local cafes and restaurants such as Firecastle and The Orchard.
Hypothesis: The combination of direct bus routes to the city centre, a strong presence of primary and secondary schools within walking distance, and accessible local shopping centres like Knocklyon Shopping Centre suggests that properties in Knocklyon, particularly those with ample family accommodation, will continue to attract premium pricing due to their strong appeal to families seeking both suburban tranquility and urban connectivity.
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.