89 Boulevard, Mount Eustace, Tyrrelstown, Dublin 15, D15 V050
13 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 4 Bed · 3 Bath · 125m² · Semi-D
Market Position
Below Typical Sale Prices
At €450,000, 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.
13 closed sales nearby · 5mo 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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
Statistical Confidence · High
13
Transactions Analysed
Within 1.5km
5 months
Data Freshness
Most recent sale age
±10%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Mount Eustace Grove, Tyrrelstown, Dublin 15, Dublin 15, Dublin | 2025-06-04 | 94m² | |
| 24 Mount Eustace Close, Tyrrelstown, Dublin 15, Dublin 15, Dublin | 2024-11-26 | 93m² |
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: With a C1 BER rating, this property is moderately energy efficient, but significant savings can be achieved by upgrading; a move to a B2 rating could reduce annual energy costs by an estimated €300-€500 compared to its current C1 rating, based on typical Dublin energy usage for a house of this size.
Size Advantage: At 125m², this property is larger than the average property size of 92.7m² sold within a 3km radius over the past 180 days, offering more living space relative to the local market average.
Configuration Value: The property's 4 bedrooms and 3 bathrooms exceed the median of 2 bedrooms and 2 bathrooms observed within a 1km radius over the past 180 days, positioning it favourably for larger families and increasing its potential market appeal.
Hypothesis: The C1 BER rating, while acceptable, presents an opportunity for value enhancement; investing an estimated €6,000-€9,000 to upgrade to a B2 or B1 rating could not only reduce annual running costs by an estimated €500-€800 but also potentially add €10,000-€15,000 to its market value, especially as buyer awareness of energy efficiency grows.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 25A, 25B, 66, 66A, 66B, 66N, 67, 67A, and 67N serving Tyrrelstown, connecting to Blanchardstown and Dublin City Centre.
Local Services: Nearby amenities include the Tyrrelstown Plaza with SuperValu, and a range of local shops and services, with the larger Blanchardstown Shopping Centre approximately 3km away.
Educational Access: The property is situated within proximity to several educational institutions, including Tyrrelstown Educate Together National School (within 1km) and St. Joseph's Secondary School, Castleknock (approximately 2.5km away).
Hypothesis: The current public transport provision heavily relies on bus routes, with no direct Luas or train access within a convenient walking distance; a future expansion of the Metro North or a new Luas line extension to the Tyrrelstown area could significantly boost property values by improving commuter options to central Dublin, potentially increasing demand and sale prices by 10-15%.
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.