1 Peyton Avenue, Rathcoole, Rathcoole, Co. Dublin, D24 HF6R
12 homes sold nearby. See what they went for — and what to bid on this one.
€780,000 · 5 Bed · 3 Bath · 219m² · Semi-D
Market Position
Priced Within Local Sold Range
At €780,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 8mo 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 €780,000, 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 €39,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €780,000, 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.
€39,000
That's what overbidding by just 5% on a €780,000 home costs you — before interest.
A €19 check before a €780,000 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
From €19 for your strategy on a €780,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 sits marginally above the size-adjusted median. 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
8 months
Data Freshness
Most recent sale age
±20%
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 |
|---|---|---|---|
| 25 Greenogue Dr, Rathcoole, Dublin, Dublin 24, Dublin | 2025-11-13 | 114m² | |
| 60 Coolamber Drive, Rathcoole, Co. Dublin, Dublin 24, Dublin | 2025-11-24 | — |
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
Exceptional Energy Efficiency: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, compared to €1,800-€2,200 for D-rated properties of similar size in the area, saving €1,000-€1,400 annually.
Details
- Generous Size Advantage: At 219m², this property is over three times larger than the average property size of 60m² within a 1km radius, offering substantial living space and potential for future value appreciation.
- Value Optimization: The A2 BER rating is a significant asset, with potential for value enhancement by ensuring all systems are maintained to capitalize on energy savings, representing a €15,000-€20,000 increase in value for every upgrade from a D to B2 rating on comparable properties.
- Hypothesis: The significant size and top-tier A2 BER rating of this property create a strong market appeal, suggesting that any comparable sales of similarly sized and rated properties within a 1km radius would be highly influential and likely to exceed €700,000 based on current market trends.
Amenities
Transport Hub: The area is served by Dublin Bus routes 25, 66, and 67, offering direct access to Dublin city centre, and is within reach of the Luas Red Line at the Red Cow stop, facilitating easy commuting.
Details
- Local Essentials: Residents have convenient access to local shopping at Rathcoole Village, with supermarkets like Tesco and Lidl, and are near primary schools such as Scoil na Coróine Muire and secondary schools like St. Mary's Secondary School.
- Green Spaces: The property is located a short drive from Corkagh Park and Tymon Park, offering extensive recreational opportunities, playgrounds, and walking trails for residents to enjoy.
- Hypothesis: Given the property's location in Rathcoole and its proximity to major transport routes like the N7 and M50, its value could be further enhanced by planned improvements to public transport infrastructure in the wider Dublin area, potentially increasing its appeal to a wider range of commuters.
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.