8 elder heath lawn, kiltipper, dublin 24, d24 a0ct
41 homes sold nearby. See what they went for — and what to bid on this one.
€465,000 · 3 Bed · 3 Bath · 109m² · Semi-D
Market Position
Below Typical Sale Prices
At €465,000, 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.
41 closed sales nearby · 8mo 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 €465,000, 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 €23,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €465,000, 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.
€23,250
That's what overbidding by just 5% on a €465,000 home costs you — before interest.
A €19 check before a €465,000 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 41 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €465,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
41 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 size-adjusted median, 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 increased 14.5% 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
41
Transactions Analysed
Within 1.5km
8 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 · 41 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Elder Heath Green, Elder Heath, Kiltipper, Dublin 24, Dublin | 2025-08-15 | 101.6m² | |
| 2 Elder Heath Drive, Elder Heath, Kiltipper Road, Dublin | 2025-12-17 | 105m² |
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
Exceptional Energy Efficiency: With an A3 BER rating, this property offers significant cost savings, with estimated annual energy costs ranging from €600-€1,000, which is €1,000-€1,900 less annually compared to typical D-rated properties of similar size.
Details
- Optimal Size and Configuration: At 109m², this semi-detached house perfectly aligns with the 110m² average property size within a 1km radius, and its 3 bedrooms and 3 bathrooms offer a superior layout compared to the local median of 2 bathrooms.
- Modern Build Advantage: The property's A3 BER rating indicates a modern, energy-efficient construction, distinguishing it from the 100% of properties within a 1km radius over the past 180 days that had an unknown BER rating, likely implying older, less efficient homes in the data set.
- Hypothesis: The premium A3 BER, coupled with a desirable 3-bath configuration, places this property in a high-demand niche within the local market, likely commanding faster sales and potentially a higher percentage above asking, as buyers prioritize long-term savings and modern comforts over older, less efficient stock.
Amenities
Strategic Transport Access: This Kiltipper property benefits from excellent connectivity with numerous Dublin Bus routes serving the Dublin 24 area, including the 15, 49, 75, and 77A, while the Luas Red Line at Tallaght Stop is a short drive away, providing extensive city access.
Details
- Comprehensive Family Facilities: The area offers robust family support with Holy Rosary Primary School and Tallaght Community School within easy reach, complemented by childcare options like Little Harvard Crèche Tallaght and readily available healthcare at Tallaght University Hospital.
- Vibrant Local Lifestyle: Residents enjoy diverse shopping at The Square Tallaght, a wide selection of local eateries, and expansive green spaces such as Kiltipper Park and Sean Walsh Park, enhancing recreational and leisure opportunities.
- Hypothesis: Continued residential development and the ongoing enhancement of local infrastructure, including public transport and community services in Dublin 24, will further solidify Kiltipper's appeal as a desirable family-friendly hub, progressively contributing to long-term property value growth.
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.