70 Maplewood Drive, Dublin 24, Tallaght, Dublin 24, D24 C6K4
33 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 1 Bath · 80m² · Semi-D
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 33 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
33 closed sales nearby · 9mo 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 33 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
33 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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 6.5% 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
33
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±19%
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 · 33 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Alderwood Ave, Springfield, Tallaght Dublin 24, Dublin 24, Dublin | 2025-07-18 | 85m² | |
| 50 Maplewood Ave, Springfield, Tallaght Dublin 24, Dublin 24, Dublin | 2025-07-22 | 78m² |
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
Energy Efficiency Benefits: With a C2 BER rating, this property demonstrates moderate to good energy efficiency. While specific annual savings for a C2 are not provided, it implies lower running costs compared to properties with lower ratings (D, E, F, G), potentially saving a homeowner €600-€1,000 annually compared to an average D-rated property of similar size, which typically incurs annual energy costs of €1,800-€2,200.
Details
- Optimal Size & Configuration: At 80m² with 3 bedrooms, this semi-detached property offers more living space than the average property size of 72m² within a 1km radius, while matching the 3-bedroom median for the wider 3km area. This provides a comfortable and practical layout for families.
- Good Structural Foundation: As a semi-detached house, the property type is popular and generally offers good structural integrity and a private garden space. Its 3-bedroom, 1-bathroom configuration is a highly sought-after setup for first-time buyers and young families in the Tallaght area.
- Hypothesis: Strategic, cost-effective upgrades to further improve the BER rating, such as enhancing insulation or upgrading windows, could not only reduce long-term running costs but also significantly boost the property's appeal and market value to increasingly energy-conscious buyers.
Amenities
Exceptional Transport Connectivity: The property boasts excellent transport links, being conveniently located near the Luas Red Line (Tallaght and The Square stops are within 2-3km), providing direct and efficient tram access to Dublin city centre. Numerous Dublin Bus routes, including the 27, 49, 54a, and 77a, also serve the immediate Tallaght area, ensuring widespread connectivity.
Details
- Comprehensive Educational Facilities: The area is well-equipped with a variety of educational institutions, including primary schools such as Scoil Maelruain and St. Anne's National School, and popular secondary schools like St. Mark's Community School and Tallaght Community School, all within a reasonable commute, making it highly attractive for families.
- Convenient Retail & Healthcare Access: Residents benefit from convenient access to major retail and leisure facilities at The Square Tallaght shopping centre, offering extensive shopping, dining, and entertainment options. Essential healthcare services are also readily available with Tallaght University Hospital located approximately 2.5km away.
- Hypothesis: Ongoing and planned urban regeneration projects in Tallaght, particularly those focused on enhancing local parks like Tymon Park and community facilities, would further bolster the area's attractiveness, drawing more families and boosting long-term property 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.