117 Beech Park, Lucan, Co Dublin, K78 FP23
77 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 4 Bed · 2 Bath · 123m² · Semi-D
Market Position
At the Upper End of Local Sales
At €650,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
77 closed sales nearby · 12mo 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 77 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
77 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.3% 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.
Financial Exposure · 10% 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
€650,000
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
77
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±13%
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 · 77 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 138 Beech Park, Lucan, Dublin, Dublin | 2025-02-18 | 124m² | |
| 170 Beech Park, Lucan, Dublin, Dublin | 2025-10-01 | 130m² |
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 Improvement Opportunity: Upgrading the F BER rating could cost an estimated €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, offering a significant return on investment by aligning with more desirable energy ratings.
Space Efficiency: At 123m², the property offers ample living space with 4 bedrooms and 2 bathrooms, which is generally well-configured for family living and aligns with the size of comparable properties in the area.
Value Optimization Potential: Given the F BER rating, investing in insulation, heating system upgrades, and potentially solar panels (estimated €10,000-€15,000) could yield annual energy savings of €1,000-€1,500 compared to current levels, significantly enhancing its marketability and long-term value.
Hypothesis: The F BER rating presents a significant opportunity; by strategically investing €10,000-€15,000 in energy efficiency upgrades, the property could not only achieve a BER rating of C or B, potentially increasing its value by €18,000-€25,000, but also make it more attractive to a broader buyer pool prioritising lower running costs, especially in comparison to similarly priced properties with better BER ratings in the wider 1km radius.
Amenities
Transport Connectivity: This property is well-served by Dublin Bus routes 25, 25a, 66, and 67, providing direct access to Dublin city centre and surrounding areas, enhancing commuter convenience.
Local Facilities: Residents have convenient access to amenities including Liffey Valley Shopping Centre (within a short drive) and various local shops and supermarkets in Lucan village, catering to daily needs.
Green Spaces: The property is within reasonable proximity to Griffeen Park, offering extensive recreational facilities and walking trails, promoting an active and family-friendly lifestyle.
Hypothesis: While the area boasts good bus connectivity and local parks, the absence of a nearby Luas or train station within easy walking distance (requiring onward bus travel to reach these, e.g., to Saggart Luas stop) positions this property as more of a car-dependent location, which could slightly limit its appeal to certain commuter demographics compared to areas with direct rail access, despite the relatively high asking price.
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.