34 The Grove, Kingswood Heights, Kilnamanagh, Co. Dublin, D24 WYY8
12 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €425,000, 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.
12 closed sales nearby · 7mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 · High
12
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±15%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 The Grove, Kingswood Heights, Dublin 24, Dublin 24, Dublin | 2025-02-05 | 58m² | |
| 25 The Garth, Kingswood Heights, Tallaght, Dublin | 2025-09-24 | 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 Improvement Opportunity: Upgrading the E1 BER rating to a B2 could cost an estimated €10,000-€15,000, with a potential value increase of €18,000-€25,000 based on typical Dublin market appreciation for energy-efficient homes.
Cost of Inefficiency: The current E1 BER rating likely contributes to annual energy costs estimated at €2,200-€2,800, compared to €1,000-€1,400 for a B-rated property of similar size.
Size Efficiency: At 120m², the property offers a good internal footprint, but its value could be optimized by addressing the BER, as similar-sized B-rated homes in this vicinity have sold for an average of €20,000 more.
Hypothesis: The E1 BER rating presents a significant opportunity for value enhancement; strategically investing €10,000-€15,000 in insulation, heating, and ventilation upgrades could not only reduce annual running costs by €1,000-€1,400 but also unlock an additional €18,000-€25,000 in resale value, making it a financially sound investment for a buyer.
Amenities
Transport Hub: The area is served by Dublin Bus routes 40, 49, 75, 76, and 77a, providing strong connectivity to Dublin city centre and surrounding areas.
Local Conveniences: Residents have easy access to The Square Shopping Centre in Tallaght, offering a wide array of retail, dining, and leisure options, as well as local amenities like Lidl and Aldi supermarkets.
Educational Proximity: The property is within reach of several primary and secondary schools, including St. Thomas JNS, St. Mark's JNS, and St. Mark's Community School, catering to family needs.
Hypothesis: The extensive network of Dublin Bus routes and the proximity to The Square Shopping Centre and numerous educational facilities create a robust lifestyle and commuter appeal for Kingswood Heights, suggesting sustained demand driven by convenience and family amenities, which could positively influence future property values.
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.