29 Dodderbrook Avenue, Dublin 24, Ballycullen, Dublin 24, D24 K40Y
54 homes sold nearby. See what they went for — and what to bid on this one.
€625,000 · 3 Bed · 3 Bath · 142m² · Semi-D
Market Position
Priced Within Local Sold Range
At €625,000, this home is priced within the typical range of 54 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
54 closed sales nearby · 12mo 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 €625,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €31,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €625,000, 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.
€31,250
That's what overbidding by just 5% on a €625,000 home costs you — before interest.
A €19 check before a €625,000 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 54 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
54 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 9.3% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
54
Transactions Analysed
Within 1.5km
12 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 · 54 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Dodderbrook Park, Dodderbook, Oldcourt Road, Dublin 24, Dublin | 2025-07-11 | 149m² | |
| 36 Dodderbrook Avenue, Old Court Road, Ballycullen, Dublin 24, Dublin | 2025-08-11 | 140m² |
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
Energy Efficiency Savings: With an A1 BER rating, this property's annual energy costs are estimated to be between €800-€1,200, which is €1,000-€1,400 less than a typical D-rated property of similar size in the area.
Modern Build Advantage: The property's 142.0m² size and 3 bedrooms/3 bathrooms configuration are well-aligned with demand for family homes in the area, as indicated by the €555,000 median sale price for same-type properties within 1km over 180 days.
Value Optimization Potential: While already high quality, a potential upgrade from the current A1 BER to a theoretical 'A++' standard (if achievable) through further minor enhancements could marginally increase its market appeal, though the core value is already established by the A1 rating.
Hypothesis: The significant cost savings associated with the A1 BER rating translate to an immediate financial benefit for the homeowner, likely adding a premium of 5-8% (€30,000-€50,000) to its resale value compared to similar properties with lower BER ratings, especially as energy efficiency becomes a greater concern for buyers.
Amenities
Transport Links: This location is served by Dublin Bus routes 15, 49, 65B, and 75, providing direct access to Dublin city centre and surrounding areas, with the nearest Luas Red Line stop at Tallaght being approximately 4km away.
Educational and Healthcare Access: The property is situated near several primary and secondary schools including St. Aidan's National School (1.2km) and Bishop Galvin National School (1.5km), with Tallaght University Hospital (3km) providing key healthcare services.
Local Retail and Recreation: Residents have access to The Square Shopping Centre (3km) for retail needs and numerous parks, including Tymon Park (2km), offering extensive green spaces for recreation and family activities.
Hypothesis: The combination of accessible Dublin Bus routes, proximity to major employment hubs via public transport, and a range of established educational and recreational facilities within a 2-3km radius positions this property as highly attractive to families and commuters, potentially commanding a 7-10% price premium compared to similar properties in areas with less robust amenity offerings.
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.