7 Beechfield Court, Walkinstown, Dublin 12, D12 WD93
11 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 1 Bed · 1 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €275,000, 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.
11 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 45 Whitehall Sq, Whitehall Rd West, Perrystown Dublin 12, Dublin 12, Dublin | 2025-04-09 | 59m² | |
| 14 Whitehall Sq, Quarry Dr, Perrystown Dublin 12, Dublin 12, Dublin | 2025-10-09 | 55m² |
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, upgrading to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, while current energy costs are estimated at €1,800-€2,200 annually compared to €800-€1,200 for B-rated properties.
Details
- Generous Size for Type: At 120m², this apartment is significantly larger than the average property size within a 1km radius (107.7m²), offering more usable space than typical offerings.
- Configuration Mismatch: The property's configuration of 1 bedroom and 1 bathroom is less common in the immediate market, where the median is 3 bedrooms and 1 bathroom, suggesting a potential limitation for broader buyer appeal.
- Hypothesis: Given the significant size advantage of this apartment (120m²) compared to the local average (107.7m²) and the prevalence of smaller units (8.9% apartments within 1km), there's an opportunity to reconfigure the space to add a second bedroom, which could command a significant price premium aligned with the 3-bedroom median.
Amenities
Excellent Transport Links: This location is well-served by Dublin Bus routes including the 18, 40, 79, and 210, offering direct access to Dublin city centre and surrounding areas.
Details
- Local Convenience Hub: Residents have proximity to The Square Tallaght (major shopping centre), Lidl and Dunnes Stores supermarkets, and a variety of local eateries and cafes in Walkinstown.
- Healthcare and Education Access: The property is within a reasonable distance of Tallaght University Hospital, Clúid Housing Association, and several primary and secondary schools like St. Damian's National School and Greenhills Community College.
- Hypothesis: The property's location in Walkinstown, a well-established residential area with direct bus routes like the 40 to the city centre and close proximity to major retail hubs, suggests a strong commuter appeal for those seeking access to employment and amenities without the premium price of more central Dublin locations.
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.