18 Hillcrest Manor, Templeogue Dublin 6w

The read

UNDER-PRICED

€569,000 fair value vs €495,000 asking

Open €495,000 · check the flood level.

01

What it's worth

Estimated value, anchored to real nearby sales

Value estimate

HIGH CONFIDENCE

Asking

€495,000

BuyerIQ value

€569,000

Asking

€495k

Estimate

€569k

€421k€654k

Asking is ~13% below our independent estimate.PPR + BuyerIQ AVM

How we valued it €569,000

We valued it against 9 comparable 3-bed house sales in this part of Dublin 6w (within 1.6 km), weighted by distance, recency and size. These sold for a median of €591,000. This is a prime location — homes here sell for about €6,450/m², among the dearest 3% of areas in the country. Our estimate of €569,000 is about 15% above the €495,000 asking, so it looks keenly priced.

Deal score i88/100

02

Offer strategy

Who you're up against, what you can finance, then where to open, target and walk away

♟Who you're bidding against

COMPETITIVE

Come strong — and win on certainty.

This pocket is hot — homes sell ~8% over asking. Open at the asking, not under.

-12%

Activity vs a year ago

within 500 m

€706,500

Local median price

within 500 m

10%

Listings that cut price

within 500 m

+8.2%

Sold vs asking

within 3 km

AREA · D6Wwho buys here (CSO)

27% first-time67% movers6% investors

How to play it

1. Open at asking, not under. A lowball here kills your credibility with the agent and loses to a cleaner bid.

2. Be ready to move. Activity's up (15 sales this year vs 17). Have finance and solicitor lined up.

Each signal at its tightest reliable radius · buyer mix from CSOPPR · CSO · listings

🏦Will the bank lend on this?

8 LENDERS

Set these to your own situation. Income and deposit start as placeholders; what you can borrow and whether this home fits are worked out from whatever you put here.

You are a

Gross household income€92,000

Deposit saved€60,000

Based on a purchase price of €495,000 — the asking price

Your max budget

Set your income

4× income + deposit

This home needs

€435k

87.9% LTV — inside limits

At the best rate

€1,869/mo

3.15% · Allied Irish Banks

All 8 main lenders will lend on this home. Standard construction, not in a flood zone, and at 87.9% LTV it sits inside the Central Bank limits. Whether it fits your budget is in §05 below.

Rates today · owner-occupier

Allied Irish BanksCHEAPEST3.15%

EBS (AIB Group)3.35%

Avant Money3.45%

Haven Mortgages (AIB Group)3.45%

Bank of Ireland3.6%

Finance Ireland3.75%

Permanent TSB3.95%

ICS Mortgages4.1%

Across all 8 main lenders, rates run 3.15%–4.1% · approval typically 3–14 days. Shopping lenders is worth real money over 30 years.

Central Bank 4× / 90% caps × this home's BER & flood — not financial advice; confirm with a brokerlender_criteria · lender_rates

€What to bid

UNDER-PRICED

Open

€495k

Target

€569k

Walk-away

€586k

Asking €495,000

€495k€495k

Why these numbers: This looks keenly priced against the comps. Bid with discipline — around €569,000 reflects fair value — and move quickly, as keen pricing draws a crowd. The target holds up against the closest sale: 31 Ashton Lawn, Knocklyon Rd, Knocklyon Dublin 16 sold for €592,500 1 month ago. Homes here typically sell about 6% over asking (75% go over), so factor that into where you pitch.PPR + BuyerIQ AVM

03

Before you buy

What to act on first — and everything else we graded

Here's what we found for 18 Hillcrest Manor — and what to do.

Backed by 20+ official government sources

1 CriticalCould change your bid5 High PriorityCost, risk or value to check17 ClearIn its favour

What needs your attentionup to €11,000 to sort · €11,500 at risk · 2 to check

01CriticalHigh traffic or rail noiseEPA / Met Éireann€5k–€9kdetails

02High priorityFlood riskOPW CFRAM€3k–€8k at riskdetails

03High priorityRadonEPA Radon Map€800–€2kdetails

04High priorityCavity-wall insulationconstruction eraneeds checkingdetails

05High priorityNearby developmentLocal authority planning€1.5k–€3.5k at riskdetails

06High priorityRoad safetyRSA collision dataneeds checkingdetails

In its favour

BER B2 — low running costsHealthcare close by — hospital 2.53 km · 5 GPsLow-crime area — rated goodDublin within 16 min by carWell served by public transport — 35 bus stops nearbyFast broadband — 901 Mb full fibreSouth-facing garden — sunny aspectGreen space within reach — Dodder Valley ParkCycle lane within reachClean air qualityPubs and places to eat within a walk — 3 of 5Affluent, well-resourced area — top 10% nationallyStrong liveability — 81/100 (#2)No protected-area constraintsNo coastal-erosion exposureArea steadily improvingNo notable climate exposure

04

Comparable sales

Recent sales near this home — straight from the PPR

Recent nearby sales

PPR VERIFIED

31 Ashton Lawn, Knocklyon Rd, Knocklyon Dublin 16

990 m · 2026-07 · 3 bed · 95 m² · E1

€592,500

match 81

27 Ashton Lawn, Knockallen, Templeogue

990 m · 2026-06 · 3 bed · 97 m² · E2

€490,000

match 81

29 The Park, Kingswood, Dublin 24

750 m · 2026-07 · 3 bed · 72 m² · G

€425,000

match 74

1 Monalea Park, Firhouse, Dublin 24

1.4 km · 2026-01 · 3 bed · 102 m²

€600,000

match 73

22 Brookmount, Tallaght, Dublin 24

1.3 km · 2026-02 · 3 bed · 90 m² · C3

€468,000

match 59

143 Bushy Park House, Templeogue Rd, Terenure

1.6 km · 2026-05 · 2 bed · 79 m² · C1

€591,000

match 73

38 Limekiln Dr, Manor Estate, Dublin 12

1.4 km · 2026-06 · 4 bed · 126 m² · C2

€638,000

match 66

44 Idrone Park, Knocklyon, Templeogue Dublin 16

850 m · 2026-02 · —

€585,000

match 59

32 Rossmore Crescent, Templeogue, Dublin 6w

220 m · 2025-10 · —

€638,000

match 58

9 comparable sales · Property Price RegisterProperty Price Register

05

Cost & affordability

What it costs each month, and whether it's within reach — model your own deal

Monthly cost & affordability

YOUR CALL

Energy is ~€97/month on the BER B2 rating · BER-exact energy. Based on a 10% deposit over 30 years at 3.85% (fixed 3yr).

These are starting figures, not yours. Move any control to your own deposit, rate and income. The monthly cost updates as you go, and the affordability verdict appears once you do.

Purchase price€495,000

Deposit10% · €49,500

Interest rate3.85%

Term30 yrs

Combined household income€100,000

Set your income to see if it is within reach

The monthly cost above is real. Whether you can borrow it depends on your income and deposit, which we do not know. Move Combined household income and Deposit to your own figures and the verdict appears here.

€2,253/ month · all-in

37%

of after-tax take-home

Mortgage€2,089

Energy€97

LPT€42

Insurance€25

Deposit €49,500Loan €445,500Can borrow 4× €400,000CBI · LTI 4× · SEAI BER · Revenue

29%

of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.

CCPC HOMEBUYING RESEARCH 2025 · N = 1,007

06

Environmental scan

9 factors · sorted by what to act on first

Noise

CONCERN

Moderate noise · Lden 55 dB⤷ this addressEPA END

Water quality

CONCERN

Poddle · "Poor"⤷ this addressEPA

Flood

NOTE

Moderate · 30 m from extent⤷ this addressOPW CFRAM

Radon

NOTE

Moderate · 5-10%⤷ this addressEPA radon

Air quality

CLEAR

Excellent · 10/10⤷ this addressEPA

Protected area

CLEAR

None nearby⤷ this addressNPWS

Climate & exposure

CLEAR

783 mm rain/yr · 1387 h sun⤷ this addressMet Éireann

Garden aspect

CLEAR

South-facing · from the listing⤷ this addressListing

Coastal erosion

CLEAR

Erosion mapped ~7.9 km away⤷ this addressOPW ICPSS

07

Construction & condition

Era & defect-register signals for the fabric

Condition & fabric

THINGS TO CONSIDER≈ 1987 BUILD

Roof

Walls

Plumbing

Foundation

⚠

Cavity-wall insulation WORTH CHECKING

1976–2007 builds often have pumped cavity-wall insulation; if poorly installed it can bridge damp.

construction era

08

Planning & development nearby

What's been lodged within 1 km that could change the street

Nearby planning and construction

10 NEARBY

Major schemes2the street-changers

240 mPENDING

Cheeverstown CLG Intends to Apply for Permission on this site (approx. 3.67 Ha) being the grounds of…View planning file →

Large scheme#SD25A/0317W

610 mGRANTED

Templegrove Developments Limited Intends to Apply for Permission for a Large-Scale Residential Development…View planning file →

Large scheme#LRD25A/0013W

Smaller works4

300 mSingle storey extension to rear and side and all associated site works→

340 mPlanning permission for attic conversion with hip to gable roof to accommodate stairs to allow access to…→

390 mA single storey porch extension to the front elevation, a single storey utility room extension to the side…→

410 mConversion of our properties existing attic space into a habitable room. The proposed works include internal…→

RESALEA large scheme this close adds new housing supply that can compete with this home when you come to resell — weigh it into your exit, especially if the units mirror this property.

10 applications within 1 km · active construction nearby · includes a significant scheme · red distance = within 400 mMyPlan · Local authority

09

Getting around

Transport, connectivity and road safety

Transport

GOOD

35 bus stops within 1 km · nearest ~170 m · routes 15, 65, 65B · Kingswood ~3.4 km.

GTFS · NTA

Road safety

CHECK

29 collisions in 5 years within 500 m, 9 serious.

RSA / An Garda

Broadband

GOOD

901 Mb download via FTTH.

ComReg

Cycling

GOOD

Cycle lane within 500 m.

OSM

10

Commute by car

Drive times to the main cities from this address

Drive times

OFF-PEAK

Dublin

~€10/wk

16 min

~30 min rush

Waterford

~€210/wk

1h 50m

~2h 05m rush

Limerick

~€280/wk

2h 12m

~2h 30m rush

Galway

~€300/wk

2h 23m

~2h 45m rush

Cork

~€350/wk

2h 51m

~3h 15m rush

Weekly cost = fuel (~€0.13/km) + tolls, 5 return trips — a driving estimate, before parkingOSRM · eFlow

11

Community & services

Schools, childcare, healthcare and green space within reach

Schools, childcare & college

WELL SERVED

★ Best secondary nearby

The High School

Church Of Ireland · fee-paying · 3.2 km

95/100

3rd-level progression

Note: this is a fee-paying school — check the local free-school catchment for your likely options too.

Primary schools

32 nearby

nearest 500 m

Childcare

37 creches

Pobal childcare

Secondary

81 nearby

nearest 820 m

Healthcare

GOOD

Nearest hospitalBloomfield Health Services & Quaker House · ~2.5 km

Nearest A&Enone within the search radius

GPs within 5 km5 practicesclosest Orwell Surgery · ~650 m

Pharmacies within 5 km5

⤷ within 5 km of the propertyHSE · OSM

Safety & policing

GOOD

GoodAveragePoor

→ 2% stable

20032025

Since 2003

▼ 28%

vs national

↓ 5%

Safety here rates good for the area, and recorded crime held roughly flat on last year. A division-wide figure, not this estate.

⤷ DMR South divisionCSO

Social life

WALKABLE

Pub or bar460 mD’Arcy McGee’s

Restaurant980 mFifty50

Café490 mcoffee@EDGE

Takeaway660 mSunflower

Cinema or theatre2.5 kmTallaght Theatre

Within a walk3 of 5

Venues per 1,000 residents

Here0.8

Areas this size2.1

Short on nightlife for an area this size.

OSM · CSO

Day-to-day

SOME ON FOOT

Supermarket670 mSuperValu

Corner shop650 mDay-Today

Post office1 kmTempleogue Post Office

Bank1.2 kmCapital Credit Union - Knocklyon Office

Filling station680 mSpawell Service Station

Library1.2 kmKnocklyon Youth and Community Centre

Within a walk3 of 6

Shops and services per 1,000 residents

Here1.4

Areas this size2.2

Short on dentists and vets for an area this size.

OSM · CSO

Parks & lifestyle

GOOD

35 green spaces within 3 km, nearest Dodder Valley Park ~190 m.

OSM · Overpass

12

Area profile

Who lives here — affluence, work, education and where the area is heading

Neighbourhood character · auto-derived

Marginally Above Average

This small area's affluence & education index is 86/100 — Top 10% nationally · Templeogue-Cypress.

Area trajectorySteadily improving

Affluent today · medium confidence · routing key

Between the 2016 and 2022 censuses, unemployment fell from 5% to 3%; third-level education rose from 49% to 57%; prices moved 1.1%/yr slower than the national average. This is a trajectory read from historical data, not a forecast — signals, not a promise. Each signal is measured at the resolution shown beside it (this area is resolved at routing key level) — socio-economic trends from Pobal HP, price from the Property Price Register, crime from CSO Recorded Crime.

Top 10% nationally

⤷ Small area

National standing

Bottomnational medianTop

Affluence percentile vs all Irish small areas

57%

⤷ Small area

Third-level educated

Bottomnational medianTop

Since 2016▲ 7 pts · improving

60%

⤷ Small area

Professional class

Bottomnational medianTop

Professional-class rank vs all Irish small areas

3.2%

⤷ Small area

Unemployment

Bottomnational medianTop

Since 2016▼ 2 pts · improving

€697k

⤷ routing key

Median price

20132026

Since 2013€350k → €697k

vs national↓ 1.1%/yr

60 / 1k

⤷ DMR South division

Recorded crime

20032025

Since 2003▼ 28% · improving

vs national↓ 5%

Each figure uses its smallest reliable geography, shown on every tile: small area is a CSO Small Area (~80 to 120 homes on this street), routing key is the Eircode district, division is the Garda area.

Steadily improving⤷ area trajectoryPobal HP Deprivation Index · Property Price Register · CSO Recorded Crime

Zoom out

Is Templeogue a good place to live?

The full area profile — value, safety, schools, commute and whether Templeogue is on the up.

Explore →

13

Area liveability

How the wider area scores across the things that shape daily life

Liveability index

⤷ ROUTING KEY

Terenure (D6W) · Ranks #2 of 134 nationally · #2 of 31 in county · 2026-Q2

Liveability score

81/100

Infrastructure100

Economic94

Family84

Education82

Environment67

Safety60

Affordability10

Dublin Eircode areas, ranked

Blackrock 82Terenure (D6W) 81your areaRathfarnham 81Knocklyon 79Ranelagh 78

These are Eircode districts, each named after its main town. This home (18 Hillcrest Manor, Templeogue) is in D6W — the Terenure district — which can span a wide rural area, so it ranks as Terenure even where the town itself is some distance away.

14

Action items before you sign

Your pre-contract checklist

Worth checking

MODERATE

Radon: Moderate area

Lower-risk band, but a ~€50 test still gives certainty.

~30 m from a mapped flood extent

Not in the zone, but close enough that insurers may still ask. Get a home-insurance quote NOW — confirm flood cover is available and not loaded before you bid.

Active construction ~300 m away

Building work is underway close by — expect noise, dust and traffic. Visit at different times, and check what’s being built.

Nearby development lodged ~610 m away

“Templegrove Developments Limited Intends to Apply for Permission for a Large-Scale Residential Development, at this site…” — could change the streetscape, views or traffic. Review the application before you commit.

What to do — and who to ask

ASK YOUR SURVEYOR1

Damp & roof — Ask the surveyor to take damp readings and check the roof membrane, flashings and valleys.

ASK YOUR SOLICITOR3

Certificate of Compliance with Building Regulations — Ask whether it’s “Design Only” (little comfort), “Visual” (minor) or “Design & Supervision” (significant) — and a separate cert for any extension, plus bye-law sign-off.BER certificate — Required before your mortgage funds are released (all lenders, since Feb 2025).Electrical Periodic Inspection Report + completion certs — For any electrical works — the survey doesn’t test the system.

ASK THE SELLER8

Service the boiler & heating before closing — and hand over the record — Confirms it works and saves you the first service. (~€100–150)Provide Certificates of Compliance for every extension, attic conversion or alteration — If the seller regularises these it saves you thousands and avoids a closing delay or a price retention. (avoids €1,000s)Fix whatever the survey flags — or take it off the price — The survey is your strongest renegotiation lever; use it before contracts.Confirm in writing exactly what’s included — Fitted kitchen, appliances, oil/gas in the tank, sheds, blinds — so you’re not re-buying after closing.Confirm LPT and any service/management charges are paid up to date — You need Local Property Tax clearance to close anyway.BER certificate (the seller must provide it by law) — No cost to you — it already exists from the listing.Vacant possession on closing — no tenants or occupiers remaining — All mortgages, charges and judgments discharged before closing — So the title transfers clean.

TEST YOURSELF8

Get a home-insurance quote before you bid — it's near a mapped flood extent, so confirm flood cover is available and not loaded.Walk the streets around the home at different times — gauge the road noise and the traffic you'd actually live with.Visit at a few different times to gauge the nearby construction — noise, dust and traffic while it's underway.Test the boiler & heating on the controlsRun every tap and flush every toilet — check pressure and drainageCheck under sinks and around baths/showers for damp or past leaksLook for cracks at wall/ceiling junctions and around door framesTest smoke & carbon-monoxide alarms (often removed before handover)

Inspections & tests to commission

€3,540–€5,790

Mortgage valuationLender-appointed valuer · required for drawdown€150–€250Solicitor & legal outlaysYour solicitor · fee (inc VAT) + Land Registry, searches & registration€2,200–€3,700Structural / building surveyChartered building surveyor (SCSI)€400–€800Electrical test (Periodic Inspection Report)Registered Electrical Contractor · safeelectric.ie€300–€400Plumbing inspectionQualified plumber€230–€320Heating / boiler testRegistered Gas Installer€260–€320

Set aside after sale agreed€3,540–€5,790

Educational, data-derived prompts based on location, era and type — not an assertion that any defect exists. Costs indicative (incl. typical VAT) and include solicitor & legal outlays; they exclude stamp duty (1% of price up to €1m). Verify with a qualified professional before signing.

SCSI · RGI · EPA

15

Why buyers choose BuyerIQ

IndependentWe are not estate agents. We work for buyers only.

Official data20+ Irish government and industry sources.

Built in IrelandDublin-based team. Backed by NDRC.

Your data is safeGDPR compliant. We never sell your data.

16

Data sources

Every figure is tied to a named source

How we stand over the numbers

PPR + BuyerIQ AVMSEAI BER · RevenueEPA (radon/air/water/noise)OPW CFRAM (flood)Met Éireann (climate)NPWS (protected areas)MyPlan / An Bord PleanálaGTFS / NTA (transport)OSRM (drive times)RSA / An Garda (road safety)CSO (crime)ComReg / NBI (broadband)OSM (cycling / parks)DES (schools)Pobal (childcare)HSE (healthcare)Pobal HP · CSO Census

This is a model-derived estimate from comparable sales and public datasets, not a formal valuation or survey. Environmental and neighbourhood factors are computed at this address's precise geocode; they are suppressed, never guessed, when only a coarse area centroid is available. Nothing here replaces a solicitor's searches or a structural survey.