57 Exchange Hall, Greenhills Road, Tallaght, Dublin 24, D24 CA33
34 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 1 Bed · 1 Bath · 41m² · Apartment
Market Position
At the Upper End of Local Sales
At €225,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
34 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 34 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
34 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 increased 1.8% 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
34
Transactions Analysed
Within 1.5km
12 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 · 34 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 76 New Bancroft Hall, Greenhills Rd Extension, Tallaght Dublin 24, Dublin 24, Dublin | 2025-09-19 | 44m² | |
| Apt 8 Moynihan Court Village, Tallagh Dublin 24, Dublin, Dublin 24, Dublin | 2025-11-06 | 48m² |
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
Costly BER Upgrade: Upgrading the D2 BER rating to a B2 would likely cost €9,000-€13,000 but could increase the property's value by €16,000-€22,000, representing a potentially profitable investment.
Compact Living: At 41m², this 1-bedroom apartment is on the smaller side compared to the median sale price of €276,500 for similar broad-type properties within 1km over 180 days, which may be larger.
Value Optimization: Investing in energy efficiency upgrades for the D2 BER rating could unlock a higher market segment, as properties with better BERs command a premium, potentially closing the €43,000 gap with the most similar sold property.
Hypothesis: Given the D2 BER, the current estimated annual energy costs are likely in the range of €1,800-€2,200. A strategic upgrade to a B2 rating, costing approximately €11,000, could reduce these costs by €900-€1,300 annually and potentially increase the property's value by €16,000-€22,000, making the upgrade financially viable within 9-12 years based on energy savings alone.
Amenities
Luas Connectivity: The property benefits from access to the Luas Red Line at the Red Cow stop, approximately 2.5km away, providing direct links to Dublin City Centre.
Local Services: Situated near The Square Tallaght, residents have access to a wide array of shopping, dining, and entertainment options, including major retailers like Dunnes Stores and Boots.
Educational Proximity: Within a 2km radius, there are multiple educational facilities including St. Mark's Community School and IT Tallaght (now TU Dublin - Tallaght Campus).
Hypothesis: The proximity of The Square Tallaght, a major retail and employment hub, combined with the accessibility of the Luas Red Line, suggests a strong rental demand potential, particularly from students at TU Dublin and employees working in the vicinity, which could support an annual rental yield of 4-6% if marketed effectively.
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.