12 The Crescent, Saint Catherine'S Estate, Rush, Co. Dublin, K56 V970
10 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €495,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
10 closed sales nearby · 15mo 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
10
Transactions Analysed
Within 1.5km
15 months
Data Freshness
Most recent sale age
±17%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Lambay View, Rush, Fingal, Dublin | 2025-06-05 | 13.6m² | |
| 28 Lambay View, Rush, Dublin, Dublin | 2025-03-07 | — |
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
Excellent BER Efficiency: The B1 BER rating suggests annual energy costs of approximately €1,000-€1,400, which are likely €500-€800 lower than comparable D-rated properties in the area, offering immediate savings and market appeal.
Generous Space Allocation: At 120.0m², this semi-detached property offers a good-sized living space, particularly with 4 bedrooms, aligning well with family requirements often seen in areas like Rush and potentially exceeding the average size of properties sold in the immediate vicinity.
Value Optimization Potential: While the BER is good, optimizing from B1 to a higher A rating could potentially cost €6,000-€10,000 and add €10,000-€15,000 in value, focusing on further reducing operational costs and enhancing long-term appeal.
Hypothesis: Given that the BER B1 rating represents the top 20% of energy-efficient homes, and with 3.0 bathrooms for 4.0 bedrooms, this property is well-configured for modern family living; however, the €495,000 asking price for a B1 rated property might be considered high if many comparable recent sales within 1km (which has a median sale price of €440,529 for similar types) have achieved better BER ratings, suggesting a slight overpricing relative to immediate comparable quality.
Amenities
Accessible Commuting Options: While specific route numbers for Rush are not provided, the general 'Dublin' location implies access to Dublin Bus services that likely connect to city centre hubs, and proximity to train stations would offer commuter convenience.
Family and Lifestyle Hub: Rush, as a coastal town, typically offers a range of primary and secondary schools, local shops, and leisure facilities like parks and beaches, contributing to a good quality of life for families and residents seeking local amenities.
Walkable Local Services: Being in Saint Catherine's Estate suggests a degree of walkability to local shops, perhaps a primary school, and community facilities within the immediate estate or nearby town centre of Rush.
Hypothesis: The lack of specific transport route data (e.g., Dublin Bus routes 33, 33A, 101 serving Rush, or the nearby Rush & Lusk train station) within the provided metrics prevents a precise valuation of commuter convenience, but it's likely a key factor differentiating its value from properties closer to direct Luas or DART lines, potentially explaining some of the value gap between its asking price and its estimated value relative to broader Dublin averages.
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.