7 Willington Drive, Templeogue, Dublin 6w, D6W HF66
63 homes sold nearby. See what they went for — and what to bid on this one.
€630,000 · 3 Bed · 2 Bath · 109m² · Semi-D
Market Position
Below Typical Sale Prices
At €630,000, 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.
63 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 €630,000, 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 €31,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €630,000, 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.
€31,500
That's what overbidding by just 5% on a €630,000 home costs you — before interest.
A €19 check before a €630,000 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 63 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
63 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 2.6% 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
63
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±11%
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 · 63 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Rushbrook Court, Templeogue, Dublin 6w, Dublin | 2025-04-24 | 112.6m² | |
| 15 Rushbrook Park, Templeogue, Dublin 6w, Dublin | 2025-07-08 | 91.3m² |
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 E BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Size Efficiency: At 109m², this 3-bedroom, 2-bathroom semi-detached property offers a reasonable size, but comparable properties within a 1km radius saw a median sale price of €653,250, suggesting that larger or better-appointed homes command a premium.
Value Optimization Potential: While the BER rating is low, the property's asking price is below its estimated value, presenting an opportunity for a buyer willing to invest in energy efficiency upgrades to unlock further capital growth.
Hypothesis: Given the prevalence of properties with potentially better BER ratings in the local market (implied by the overall demand and sale prices), a focused investment in insulation, heating systems, and double glazing could yield a significant return on investment, closing the value gap with higher-rated comparable properties within 18 months.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 25, 66, and 67, providing direct links to the city centre.
Local Conveniences: The area benefits from proximity to SuperValu for daily shopping and is within reach of several primary and secondary schools, including Templeogue College and St. Pius X.
Family & Leisure Facilities: Numerous parks and green spaces are accessible, such as Tymon Park, offering extensive recreational opportunities for families.
Hypothesis: The existing infrastructure, including established bus routes and proximity to key amenities, supports a strong demand for properties in this area; however, the absence of a Luas or train station within a 2km radius may represent a slight disadvantage for daily commuters compared to areas with direct rail access, potentially impacting long-term capital appreciation by 5-10% relative to prime transit-oriented 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 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.