94 Avonbeg Gardens, Tallaght, Dublin 24, D24 K0EE
21 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 3 Bed · 2 Bath · 84m² · End of Terrace
Market Position
Below Typical Sale Prices
At €350,000, 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.
21 closed sales nearby · 7mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 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
21
Transactions Analysed
Within 1.5km
7 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Bolbrook Park, Tallaght Dublin 24, Dublin, Dublin 24, Dublin | 2025-02-07 | 74m² | |
| 28 Bolbrook Grove, Tallaght, Dublin 24, Dublin 24, Dublin | 2025-10-21 | 73m² |
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 Efficiency: With a C2 BER rating, upgrading to a B2 would likely cost between €8,000-€12,000 and could increase the property's value by €15,000-€20,000, offering a solid return on investment.
Space Utilization: The property offers 84.0m² across 3 bedrooms and 2 bathrooms, a configuration that is relatively standard for its size but could be optimized for better space flow or modern living.
Value Optimization: Given the C2 BER rating, investing in energy efficiency upgrades could not only improve comfort but also enhance marketability and potentially command a higher sale price compared to properties with similar or lower BER ratings in the vicinity.
Hypothesis: The C2 BER rating suggests a moderate level of insulation and heating efficiency; however, targeted investments in specific areas like attic insulation and window upgrades, costing approximately €4,000-€7,000, could push the BER to a B3, potentially unlocking a €8,000-€12,000 value increase and significant annual energy savings compared to D-rated properties.
Amenities
Transport Network: The property is well-connected via Dublin Bus routes 25, 25A, 66, 66A, 66B, 66N, 67, 67A, and 67N, providing extensive access across Dublin, and is a reasonable distance to the Red Line Luas at The Square Tallaght.
Local Services: Residents have access to The Square Tallaght for major retail and services, with nearby supermarkets including Lidl and Aldi, and healthcare providers like HSE Primary Care Centre Tallaght within proximity.
Family Infrastructure: The area is served by multiple educational facilities, including St. Mark's Community National School, St. Thomas the Apostle National School, and Tallaght Community School, along with childcare options like Bright Sparks Montessori.
Hypothesis: While the property boasts good bus connectivity and proximity to The Square, the absence of a DART or direct Metro link within a short walking distance limits its appeal for commuters seeking rapid transit into the city center, potentially capping its long-term capital growth compared to areas with direct rail access.
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.