12 Weavers Crescent, Lusk Village, Lusk, Co. Dublin, K45 DT68
11 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 3 Bed · 3 Bath · 97m² · Detached
Market Position
Priced Within Local Sold Range
At €420,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 11mo 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 €420,000, 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 €21,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €420,000, 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.
€21,000
That's what overbidding by just 5% on a €420,000 home costs you — before interest.
A €19 check before a €420,000 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
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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 |
|---|---|---|---|
| 16 Cooper's Walk, Lusk, Co Dublin, Dublin | 2025-09-15 | 122m² | |
| 39 Abbeylands, Lusk Village, Dublin, Dublin | 2024-12-06 | 143m² |
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 Efficiency: C3 Rating Costs: Upgrading this C3 BER rating to a B2 could cost an estimated €8,000-€12,000, but may increase the property's value by €15,000-€20,000, representing a sound investment.
Size & Value: 97sqm at Asking Price: At €4,329 per sqm (asking price), this 97sqm property offers a comparable rate to the 1km median price per sqm of €4,335, indicating good space value.
Value Optimization: BER C3 vs. Local Average: While not the highest BER, a C3 is reasonable; however, comparing to potentially higher rated properties sold within 1km (€410,000 median for same broad type) could mean a slight disadvantage if those properties had better BERs, suggesting minor cosmetic or efficiency upgrades might be wise.
Hypothesis: BER Upgrade ROI in Lusk: Given the C3 BER, investing in insulation and heating upgrades to reach a B2 rating could yield a return on investment within 2-3 years based on estimated energy savings and increased market appeal, particularly as energy efficiency becomes a more significant factor in property valuation in this region.
Amenities
Transport Links: Bus Corridor Access: The property is well-served by Dublin Bus routes, including routes like the 33, 41, and 43 which provide connectivity to Dublin City Centre and surrounding areas.
Local Conveniences: Lusk Village Amenities: Residents have access to local shops, a pharmacy, and eateries within Lusk Village, with larger supermarkets like Tesco available in nearby Rush.
Family Focus: Educational Proximity: Proximity to St. Oliver Plunkett's National School and the Community College in Lusk provides convenient educational options for families.
Hypothesis: Commuter Rail Potential: The absence of direct DART or Luas access within immediate walking distance, despite good bus links, suggests potential for future value uplift if public transport infrastructure, such as a new train station or enhanced bus services connecting directly to Luas lines, is developed in the wider Lusk area.
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.