47 Mountain Park, Tallaght, Tallaght, Dublin 24, D24 W8HW
53 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 2 Bath · 98m² · 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.
53 closed sales nearby · 8mo 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 €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 53 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
53 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 size-adjusted median, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.1% 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
53
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±7%
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 · 53 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 68 Mountain Park, Tallaght, Dublin 24, Dublin 24, Dublin | 2025-11-11 | 84m² | |
| 78 Mountain Park, Tallaght, Dublin 24, Dublin 24, Dublin | 2025-12-04 | 83m² |
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: With a D1 BER rating, strategic energy upgrades to a B2 rating would cost an estimated €8,000-€12,000, but could increase the property's value by €15,000-€20,000, offering a clear return on investment.
Details
- Energy Cost Savings Potential: Current annual energy costs for this D1-rated property are estimated at €1,800-€2,200; upgrading to a B-rated standard could reduce these costs to €800-€1,200 annually, leading to €600-€1,400 in yearly savings.
- Optimal Configuration: The property's 98m² size, 3 bedrooms, and 2 bathrooms perfectly align with the median configuration of homes sold within a 1km radius over the last 90 days, indicating it meets typical buyer preferences for the area.
- Hypothesis: The D1 BER, while average, positions this property as an ideal candidate for buyers leveraging green mortgages or SEAI grants, making it a more attractive purchase for those seeking both a home and a future-proof investment in energy efficiency.
Amenities
Excellent Transport Links: The property benefits from strong connectivity with easy access to the M50 motorway and numerous Dublin Bus routes, including the 49, 65B, and 77A, facilitating commutes across Dublin and to the city centre.
Details
- Comprehensive Local Services: Residents have convenient access to essential amenities including Tallaght University Hospital (approx. 2km), Technological University Dublin (TUD) Tallaght Campus (approx. 2km), and the extensive shopping and entertainment options at The Square Tallaght Shopping Centre (approx. 2.5km).
- Family-Friendly Environment: The area boasts several reputable educational institutions such as Scoil Aoife Community National School and St. Mark's Community School, complemented by green spaces like Sean Walsh Memorial Park, providing an ideal setting for families.
- Hypothesis: The strategic positioning within a mature Tallaght estate, combined with ongoing investment in public transport infrastructure like the Luas Red Line (accessible by feeder bus), ensures that Mountain Park properties will maintain their strong appeal to families and commuters, driving sustained demand.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.