14 Esker Drive, Lucan,, Co. Dublin, K78 XA37
12 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 2 Bed · 1 Bath · 69m² · House
Market Position
Priced Within Local Sold Range
At €345,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 7mo 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
12
Transactions Analysed
Within 5.0km
7 months
Data Freshness
Most recent sale age
±15%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 96 Arthur Griffith Park, Lucan, Dublin, Dublin | 2025-05-14 | 77m² | |
| 33 Hansted Way, Finnstown, Lucan, Dublin | 2025-03-18 | 94m² |
Transactions within a 5.0km radius and 36-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 Opportunity: Upgrading the E1 BER rating could significantly increase value; an investment of €8,000-€12,000 to reach a B2 rating could yield a property value increase of €15,000-€20,000.
Energy Cost Differential: An E1 BER rating implies annual energy costs of €1,800-€2,200, compared to €800-€1,200 for B-rated properties of similar size, representing potential annual savings of €1,000.
Size Efficiency: With 69m² and 2 bedrooms, the property offers a density of approximately 32.7m² per bedroom, which is relatively compact compared to newer developments, potentially impacting perceived spaciousness.
Hypothesis: The E1 BER rating, while presenting a clear opportunity for value enhancement through energy efficiency upgrades, may deter buyers prioritizing immediate low running costs, thus acting as a short-term valuation drag until upgrades are considered or completed.
Amenities
Transport Connectivity: The area is served by Dublin Bus routes 25A, 25B, 66, 66A, 66B, 66E, 66N, 67, 67A, 67X, indicating good bus connectivity for commuting.
Local Educational Facilities: Proximity to schools like St. Mary's Boys National School (approx. 0.5km) and Colaiste Phadraig Secondary School (approx. 1km) offers strong appeal for families.
Healthcare Access: Connolly Hospital is located within a 3km radius, providing accessible major healthcare services for residents.
Hypothesis: While Lucan offers a good range of local amenities, the absence of a Luas or DART station within immediate walking distance (under 1km) means that commute times to central Dublin via public transport will be longer than for properties directly on Luas/DART lines, impacting its attractiveness for certain buyer demographics.
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.