Apartment 3, Bishops Orchard House, Tyrrelstown, Dublin 15, D15 AR26
15 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 1 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 5.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 6mo 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median transaction level.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
6 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Bishops Orchard House, Tyrrelstown, Dublin 15, Dublin 15, Dublin | 2025-10-17 | 58m² | |
| 8 Bishops Orchard, Tyrrelstown, Dublin, Dublin | 2025-10-30 | 96m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but is projected to increase the property's value by €15,000-€20,000, offering a solid return on investment.
Details
- Below Average Bathrooms: The single bathroom is below the median of 2 bathrooms in the 1km and 3km radius markets over the past 180 days, potentially impacting saleability and buyer appeal.
- Larger Than Average Size: At 120m², this apartment is larger than the average property size of 89.34m² within a 3km radius over the past 180 days, offering potential value due to its generous proportions.
- Hypothesis: The property's D1 BER rating and single bathroom, while not ideal, present a clear opportunity for value enhancement through targeted energy upgrades and potential bathroom modernization, which could unlock an additional 5-10% in market value compared to its current state.
Amenities
Transport Connectivity: While specific bus routes are not provided in the data, the D15 postcode suggests access to Dublin Bus services; however, the absence of Luas or DART stations within immediate proximity (based on the provided data) may extend commute times to central Dublin.
Details
- Local Shopping Access: Tyrrelstown Town Centre, located within the D15 area, offers a range of essential retail and service outlets, including a SuperValu, pharmacies, and various local businesses, catering to daily needs.
- Proximity to Parks and Recreation: The area benefits from proximity to local parks and green spaces, offering residents accessible outdoor recreational opportunities, contributing to a good quality of life.
- Hypothesis: The development of enhanced public transport links, such as a new Luas or DART stop closer to Tyrrelstown, could significantly boost property values in the area by reducing commute times and increasing convenience for a wider pool of potential buyers.
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.