House Plus Site at 74 Alderwood Avenue, Tallaght, Dublin 24
18 homes sold nearby. See what they went for — and what to bid on this one.
€490,000 · 4 Bed · 2 Bath · 105m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €490,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
18 closed sales nearby · 9mo 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 €490,000, 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 €24,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €490,000, 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.
€24,500
That's what overbidding by just 5% on a €490,000 home costs you — before interest.
A €19 check before a €490,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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
Financial Exposure · 15% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€490,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±11%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Alderwood Grove, Springfield, Tallaght Dublin 24, Dublin 24, Dublin | 2025-12-16 | 93m² | |
| 7 Alderwood Green, Springfield, Tallaght Dublin 24, Dublin 24, Dublin | 2025-08-28 | 80m² |
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 Value: With a C3 BER rating, this property's annual energy costs are estimated to be €1,500-€1,900, which is approximately €300-€700 higher than for properties with A or B ratings in the area.
Upgrade Potential: Improving the BER rating from C3 to a B2 could cost an estimated €7,000-€10,000 and potentially increase the property's value by €12,000-€18,000, offering a solid return on investment.
Space Efficiency: At 105m², this 4-bedroom, 2-bathroom end-of-terrace house offers a good balance of living space and bedrooms, comparing favorably to the average size of properties sold within 1km which have a median sale price of €376,000.
Hypothesis: The C3 BER rating represents a significant opportunity for value enhancement; investing in insulation and efficient heating systems could not only reduce running costs by €500-€900 annually but also appeal to a wider buyer demographic seeking energy-efficient homes.
Amenities
Transport Links: The property is well-served by Dublin Bus routes including the 25, 66, and 67, providing direct access to Dublin city centre and surrounding areas.
Local Services: Residents have access to essential amenities including The Square Tallaght shopping centre, Tallaght University Hospital, and numerous schools such as St. Mary's National School, all within a short commute.
Recreation Options: The proximity to Tymon Park offers significant green space for recreation and leisure activities, enhancing the quality of life for residents.
Hypothesis: The ongoing development and planned upgrades to public transport infrastructure in Dublin 24, particularly enhancements to Luas services and associated park-and-ride facilities, could lead to increased property values in areas like Alderwood Avenue within the next 3-5 years.
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.