Apartment, 16, Greenhills Court, Greenhills Road, Dublin 24, D24 WD68
63 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 1 Bed · 1 Bath · Apartment
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Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 63 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
63 closed sales nearby · 12mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €275,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 63 verified local sales · High confidence
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Price Distribution Analysis
63 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median of comparable sales.
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 11.1% 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
63
Transactions Analysed
Within 1.5km
12 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 · 63 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 74 New Bancroft Hall, Greenhills Rd Extension, Tallaght Dublin 24, Dublin 24, Dublin | 2025-11-25 | 70.5m² | |
| 76 New Bancroft Hall, Greenhills Rd Extension, Tallaght Dublin 24, Dublin 24, Dublin | 2025-09-19 | 44m² |
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 Impact: A D1 BER rating suggests potential annual energy costs of €1,800-€2,200. Upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Size Efficiency: At 120m², this 1-bedroom apartment is exceptionally large for its bedroom count, meaning there is significant underutilised space which could impact its marketability and perceived value if not well-configured.
Value Optimization: Given the large footprint for a single bedroom, optimizing the layout for better perceived space utilisation or potential for future conversion (subject to planning) could unlock significant value, particularly if the current configuration feels sparse.
Hypothesis: The substantial size of this 1-bedroom apartment, relative to its limited bathroom count and BER rating, presents a unique opportunity: if the internal layout can be enhanced to create distinct living zones or potentially a second, smaller bedroom, its value could increase by 10-15% by better aligning with a wider buyer demographic seeking more versatile living spaces.
Amenities
Transport Links: The area is served by Dublin Bus routes 150 and 151, providing direct access to Tallaght town centre and the city centre, with a stop approximately 500m from Greenhills Road.
Local Conveniences: Residents have access to The Square Tallaght shopping centre, located under 3km away, offering a wide range of retail, dining, and entertainment options.
Healthcare Access: Tymon Medical Centre is located within 1km, and Tallaght University Hospital is approximately 3km away, ensuring good access to healthcare services.
Hypothesis: Despite the presence of essential services, the limited direct public transport links (primarily bus routes) to major employment hubs like the city centre within 30 minutes necessitate a car for efficient commuting, which may cap the property's appeal for certain buyer segments and impact its long-term capital appreciation potential compared to areas with Luas or DART connectivity.
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.