11 Rathcoole Park, Rathcoole, Co. Dublin, Rathcoole, Co. Dublin
17 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 3 Bath · 131m² · Apartment
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 5.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 10mo 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 16.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
17
Transactions Analysed
Within 3.0km
10 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Millrace Park, Saggart, Dublin, Dublin 24, Dublin | 2025-08-27 | 103m² | |
| 39 Millrace Drive, Saggart, Co Dublin, Dublin | 2025-01-17 | 105m² |
Transactions within a 3.0km 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
F BER Rating Impact: The F BER rating for this 131m² apartment indicates significant potential for energy efficiency upgrades, with estimated costs for improving to a B2 rating potentially ranging from €8,000 to €12,000, which could increase property value by €15,000 to €20,000.
Larger than Average Size: At 131m², this apartment is larger than the average property size of 87.5m² sold within a 3km radius over the last 180 days, offering more space but potentially at a higher cost per square meter if not optimized.
Costly Upgrades Needed: The current F BER rating suggests annual energy costs could be between €1,800-€2,200, substantially higher than the €800-€1,200 expected for a B-rated property of similar size, representing a significant ongoing expense for a new owner.
Hypothesis: The substantial disparity in BER ratings within the local market, with 100% of recorded sales having unknown BERs, presents a unique opportunity: investing in a high-impact BER upgrade (from F to C or B) for this apartment could not only recover the investment cost but also yield a net gain of €7,000-€10,000 and significantly improve marketability against future competition.
Amenities
Transport Links: This property is situated near Rathcoole village, with key Dublin Bus routes such as the 69 serving the immediate area, providing connectivity to Dublin city centre.
Local Amenities: Residents benefit from proximity to Rathcoole Village shops and supermarkets, as well as local schools including Rathcoole National School and St. Colmcille's Community School.
Green Spaces: The property is close to Rathcoole Park and other local green areas, offering recreational opportunities for residents.
Hypothesis: While Rathcoole offers essential local amenities and bus connectivity, its lack of direct Luas or DART access, a common feature in more desirable Dublin suburbs, contributes to the higher average days on market seen in the 1km radius (210.5 days), suggesting that commuter convenience to central Dublin is a primary factor influencing sale speed and premium pricing in this specific micro-market.
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.