Apartment 5, Bealing Woods, Bealing Walk, Tyrrelstown, Dublin 15, D15 YY96
12 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 1 Bed · 1 Bath · 40m² · Apartment
Market Position
Priced Above Local Sales
At €195,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
12 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
12
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±12%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 8, Bealing Close, Tyrrelstown Dublin 15, Dublin 15, Dublin | 2025-11-27 | 53m² | |
| Apt 5, Curragh Hall Lodge, Tyrrelstown Dublin 15, Dublin 15, Dublin | 2025-06-26 | 49m² |
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 Advantage: With a C2 BER rating, this apartment offers notable energy efficiency, potentially saving €1,000 to €1,400 annually in energy costs compared to a D-rated property of similar size.
Compact Design Premium: Although listed at 40m² (significantly smaller than the 3km average of 90m²), this apartment commands a higher price per square meter at €4,875/m², compared to the 3km median of €4,012/m².
Optimal for Singles/Couples: Its 1-bedroom, 1-bathroom configuration is ideal for single occupants or couples, contrasting with the local 1km median of 2 bedrooms and 2 bathrooms, appealing to a distinct market segment seeking affordability.
Hypothesis: The higher price per square meter for this compact 1-bedroom unit suggests a growing demand for smaller, more affordable entry-level properties in Dublin 15, potentially driven by first-time buyers or investors seeking higher rental yields per square meter.
Amenities
Bus Connectivity: Tyrrelstown is well-served by Dublin Bus routes 40, 238, and 239, providing direct connections to Dublin city centre and surrounding areas, enhancing commuter convenience.
Local Convenience: Residents benefit from easy access to Tyrrelstown Town Centre, featuring SuperValu and Lidl for daily shopping, complemented by various local takeaways and cafes.
Community Facilities: The area is family-friendly with Tyrrelstown Educate Together National School and St. Luke's National School nearby, alongside Tyrrelstown Primary Care Centre and Connolly Hospital providing essential healthcare access.
Hypothesis: The concentration of essential services and amenities within Tyrrelstown Town Centre, coupled with reliable bus connectivity, suggests that residents value a self-contained community lifestyle, potentially reducing reliance on private cars for daily needs.
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.