8 knocklyon drive, templeogue, dublin 16, d16 t1k0
133 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 3 Bed · 2 Bath · 101m² · Semi-D
Market Position
Below Typical Sale Prices
At €545,000, 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.
133 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 €545,000, 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 €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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 133 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €545,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
133 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 2% 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
133
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 133 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Knocklyon Dr, Templeogue, Dublin 16, Dublin 16, Dublin | 2025-09-26 | 101m² | |
| 30 Ballyroan Park, Templeogue, Dublin 16, Dublin | 2025-12-08 | 103m² |
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 Upgrade Opportunity: With a D2 BER rating, upgrading to a B2 could cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Optimal 3-Bed Size: At 101m², this 3-bedroom, 2-bathroom semi-detached property offers an optimal size for modern family living, closely aligning with the average size of 108m² for 3-bed homes sold within a 5km radius.
- Desirable House Type: As a semi-detached house, the property aligns with the dominant market preference, with houses making up over 90% of sales within both the 1km and 3km radii over the last 90 days.
- Hypothesis: The D2 BER rating, while offering an immediate upgrade opportunity, also suggests that properties in this specific micro-location may still possess untapped potential for significant value appreciation through energy efficiency and aesthetic renovations, appealing to buyers seeking to add their personal touch and maximize long-term gains.
Amenities
Excellent Bus Connectivity: The property benefits from excellent Dublin Bus connectivity with routes such as the 15, 15A, 15B, 49, 54A, 65, and 65B serving the Templeogue area, providing direct links to Dublin City Centre and surrounding suburbs.
Details
- Top Tier Education Access: The area offers access to highly regarded educational facilities including St. Colmcille's Community School, Templeogue College, Bishop Galvin National School, and Presentation Primary School, alongside local childcare options like Little Harvard creche in Knocklyon.
- Vibrant Local Amenities: Residents enjoy a vibrant local lifestyle with Knocklyon Shopping Centre (SuperValu) and Rathfarnham Shopping Centre (Tesco) nearby for retail, ample green space at Tymon Park and St Enda's Park, and accessible healthcare facilities including Templeogue Medical Centre and Tallaght University Hospital.
- Hypothesis: The comprehensive range of local amenities, from highly-rated schools and extensive transport links to abundant green spaces and retail hubs, significantly enhances the area's desirability for families, ensuring sustained demand and supporting premium valuations for well-located properties like this Semi-D.
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.