6 Tamarisk View, Kilnamanagh, Tallaght, Dublin 24, D24 RH9R
46 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 2 Bath · Semi-D
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Market Position
Priced Above Local Sales
At €495,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
46 closed sales nearby · 10mo 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 46 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
46 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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 increased 11.2% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
46
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 46 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Tamarisk Grove, Kilnamanagh, Tallaght, Dublin 24, Dublin | 2025-10-13 | — | |
| 14 Treepark Close, Kilnamanagh, Dublin 24, Dublin 24, Dublin | 2025-07-09 | 85.5m² |
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 Potential: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but may increase the property's value by €15,000-€20,000, offering a good return on investment.
Details
- Size Efficiency: At 120m², this property is significantly larger than the average property size of 72m² sold within 1km over the last 180 days, offering more space than most comparable local sales.
- Value Optimization Opportunity: Investing in energy efficiency upgrades for the D1 BER rating, which currently results in estimated annual energy costs of €1,800-€2,200 for a property of this size, could reduce these costs by €800-€1,200 annually compared to B-rated properties.
- Hypothesis: The D1 BER rating, common in this area (100% BER unknown in metrics), presents a significant opportunity for value-add through targeted insulation and heating system upgrades, potentially improving its appeal to a wider buyer pool and fetching a premium of 5-10% over comparable un-upgraded D-rated properties.
Amenities
Transport Links: The property is served by Dublin Bus routes 25, 66, and 67, providing direct access to Dublin City Centre, and is a short drive to the Luas Red Line at the Red Cow interchange.
Details
- Local Amenities: Kilnamanagh Shopping Centre is within walking distance, offering supermarkets and retail services, and the Square Shopping Centre in Tallaght is a short drive away, providing a wide array of shops and services.
- Educational Facilities: The area is well-catered for with local schools including St. Kilian's Senior National School (500m) and St. Mark's Community School (1km), along with a number of childcare facilities.
- Hypothesis: The strategic location of Kilnamanagh, with its proximity to major transport arteries like the M50 and the Luas Red Line (via Red Cow interchange), coupled with the ongoing development and regeneration plans for Tallaght town centre, suggests a sustained increase in demand for properties like this semi-detached house, particularly from young families and first-time buyers commuting to the city.
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.