11a Cois Tra, Rush, Co. Dublin, K56 HD62
11 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 2 Bed · 1 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €320,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 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 €320,000, 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 €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €320,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median transaction level.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14a Cois Tra, Kilbush Lane, Rush, Dublin | 2025-08-27 | 70.5m² | |
| 18 Woodland Court, Main St Lower, Rush, Dublin | 2024-10-23 | — |
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 Rating Impact: The C1 BER rating suggests moderate energy efficiency. Upgrading this property to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase its value by €15,000-€20,000, while reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200 compared to a D-rated property.
Details
- Size Efficiency: At 120m², this property is larger than the average property size of 81m² recorded within a 1km radius over the past 180 days, offering more living space than the typical local offering.
- Configuration Mismatch: With 2 bedrooms and 1 bathroom, this configuration is below the median of 3 bedrooms and 2.5 bathrooms seen in sales within a 1km radius over the last 90 days, potentially limiting its appeal to larger families.
- Hypothesis: The prevalence of 3-bedroom, 2-bathroom properties in recent sales within 1km (median beds: 3, median baths: 2.5) suggests that 2-bedroom, 1-bathroom configurations may face a more limited buyer pool, potentially impacting resale value unless priced attractively, as seen with the current asking price.
Amenities
Transport Connectivity: This property is not directly served by DART or Luas lines, and while Dublin Bus routes are available in Rush, specific route numbers like 33 or 33A are the primary links to Dublin City, requiring onward travel for broader network access.
Details
- Local Amenities: Rush town centre offers essential retail with a Lidl and a SuperValu supermarket, while healthcare access includes the Rush Dental Clinic and local pharmacies, providing daily conveniences.
- Lifestyle & Recreation: Residents can enjoy coastal walks along Rush North Beach and access to local parks such as Kilcornan Estate, with dining options available in the town centre's various pubs and restaurants.
- Hypothesis: While Rush offers a coastal lifestyle and essential amenities, the lack of direct rapid transit links (DART/Luas) to Dublin city centre, combined with its distance from major employment hubs, positions this property as more suitable for local employment or individuals comfortable with longer commutes, which is reflected in its lower pricing relative to areas with direct city connectivity.
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.