13 Golden Ridge Way, Skerries Road, Rush, Co. Dublin, K56 R277
13 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 4 Bed · 4 Bath · 146m² · Detached
Market Position
Below Typical Sale Prices
At €485,000, 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.
13 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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
13
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±12%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 The Drive, Golden Ridge, Rush, Dublin | 2026-01-08 | 145m² | |
| 29 Golden Ridge Ave, Skerries Rd, Rush, Dublin | 2025-03-21 | 85.3m² |
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 Upgrade Potential: The C1 BER rating presents an opportunity to improve energy efficiency; an upgrade to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, especially as 100% of nearby properties have unknown BER ratings.
Spacious Family Home: With 146m² of living space and 4 bathrooms, this property is significantly larger than the average property size of 93m² sold within 1km over 180 days, offering ample space for a family.
Value Optimization Opportunity: The substantial difference between the estimated value of €633,155 and the asking price of €485,000 suggests that achieving the estimated value may require significant investment or market repositioning, potentially indicating a need for renovations or a more competitive pricing strategy.
Hypothesis: Given the C1 BER and the absence of BER data for nearby properties, investing in a comprehensive energy upgrade could not only reduce ongoing utility costs by an estimated €500-€1,000 annually compared to E/F-rated homes but also create a significant market differentiator, allowing the property to command a premium closer to its estimated value.
Amenities
Transport Links: While specific routes aren't detailed, its Dublin location suggests connectivity via Dublin Bus services and potential access to nearby train stations serving commuter routes to the city centre.
Local Facilities: The property is situated in Rush, which typically offers local shopping facilities, primary and secondary schools, and healthcare services catering to the community's needs.
Walkability Considerations: Rush offers a degree of walkability for local errands and access to amenities, with proximity to coastal areas providing potential for outdoor recreation.
Hypothesis: The absence of specific transport route numbers (e.g., Dublin Bus 33 or Northern Commuter Rail from Rush & Lusk station) and detailed amenity distances in the data limits a precise valuation, but its 'Dublin' designation implies access to a more robust public transport network than rural areas, potentially enhancing its appeal to commuters if direct links are available.
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.