30 Alderwood Grove, Dublin 24, Tallaght, Dublin 24, D24 VXC5
10 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 5 Bed · 3 Bath · 223m² · Semi-D
Market Position
Below Typical Sale Prices
At €395,000, 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.
10 closed sales nearby · 10mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 10 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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
10
Transactions Analysed
Within 1.5km
10 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 737 Virginia Heights, Tallaght, Dublin 24, Dublin 24, Dublin | 2025-02-07 | 95m² | |
| 17 Raheen Rd, Springfield, Dublin 24, Dublin 24, Dublin | 2025-03-07 | — |
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 Upgrade Investment: With a D BER rating, upgrading this expansive 223m² property to a B2 rating would cost an estimated €12,000-€20,000, potentially adding €25,000-€35,000 to its value and reducing annual energy costs from €1,800-€2,200 to €800-€1,200.
Exceptional Space and Size: At 223m², this semi-detached property offers significantly more living space, being over three times the average property size of 72m² found within a 1km radius.
Superior Family Accommodation: Boasting 5 bedrooms and 3 bathrooms, this home provides substantial accommodation, greatly exceeding the median of 3 bedrooms and 1-2 bathrooms for properties sold within a 3km radius.
Hypothesis: The property's impressive scale and bedroom/bathroom count represent a rare offering in this market, and strategic investment in its BER rating will unlock its full value potential, appealing to families seeking substantial living space.
Amenities
Excellent Transport Connectivity: Residents benefit from strong public transport links, including nearby access to the Luas Red Line (Tallaght, The Square, and Belgard stops) and numerous Dublin Bus routes such as 27, 49, and 77A, ensuring convenient commuting.
Comprehensive Local Facilities: The area is well-served by essential amenities, including The Square Tallaght shopping centre for retail needs, Tallaght University Hospital for healthcare, and educational institutions like Tallaght Community School and TU Dublin Tallaght Campus.
Family-Friendly Lifestyle: The property is situated within easy reach of family-oriented amenities such as Sean Walsh Memorial Park, various local green spaces, and a selection of childcare facilities and primary schools, including Holy Rosary Primary School.
Hypothesis: Ongoing regeneration efforts and potential future public infrastructure investments around the Tallaght region, such as expanded transport links or community facilities, will further enhance the area's appeal and bolster property values, particularly 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.