12 Dun Emer Avenue, Lusk, Co. Dublin, Lusk, Co. Dublin, K45 EP49
15 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 3 Bath · 103m² · Semi-D
Market Position
At the Upper End of Local Sales
At €450,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
15 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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
15
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Dun Emer Lawn, Lusk, Dublin, Dublin | 2025-05-09 | 120m² | |
| 14 Chapel Farm Mews, Chapel Farm, Lusk, Dublin | 2025-11-21 | 107.1m² |
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
Energy Efficiency Advantage: With a B3 BER rating, this property is likely to have annual energy costs of approximately €1,400-€1,800, compared to €2,000-€2,500 for a comparable D-rated property of similar size in the area, offering a good level of energy efficiency.
Details
- Size Competitiveness: The property's size of 103m² is slightly larger than the average property size of 90.33m² sold within a 1km radius over the last 180 days, positioning it favorably in terms of space.
- Value Optimization Opportunity: While the B3 BER is good, upgrading to a B2 rating could cost an estimated €5,000-€8,000, potentially increasing property value by €10,000-€15,000, representing a solid return on investment.
- Hypothesis: The existing B3 BER rating offers immediate savings of approximately €600-€700 annually compared to a typical D-rated home in Lusk, and with a modest investment of €5,000-€8,000, further enhancement to a B2 rating could yield an additional €300-€400 in annual savings and a higher market valuation.
Amenities
Transport Connectivity: Lusk is served by Dublin Bus routes 33, 240, and 241, providing direct links to Dublin City Centre and surrounding towns, with the nearest train station at Lusk–Rush, offering commuter rail services.
Details
- Local Educational Hub: The area boasts several educational facilities, including Rush NS, St. Maur's National School, and Balbriggan Community College within a reasonable distance, catering to primary and secondary education needs.
- Retail and Healthcare Access: Residents have convenient access to local shopping facilities in Lusk village, including a SuperValu supermarket, and the nearest hospital is St. Francis Hospice in Raheny, with local pharmacies available in the village.
- Hypothesis: The ongoing development plans for the Swords Express bus route extension towards Lusk, combined with existing Dublin Bus routes and the Lusk–Rush train station, will significantly enhance commuter access to Dublin City Centre, potentially driving increased property value and demand in the area over the next 3-5 years.
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.