14 St. Assams Road West, Raheny, Dublin 5, D05 T256
31 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 3 Bed · 1 Bath · 90m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €500,000, this home is priced within the typical range of 31 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
31 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 €500,000, 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 €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, 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.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €19 check before a €500,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
31 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.7% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
31
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 554 Howth Rd, Raheny, Dublin 5, Dublin 5, Dublin | 2025-09-17 | 94m² | |
| 66 Ashcroft, Raheny Dublin 5, Dublin, Dublin 5, Dublin | 2025-10-14 | 114m² |
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 Rating Impact: With a D2 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property value by €15,000-€20,000 and improving energy cost savings.
Details
- Space Efficiency: At 90sqm, this property is smaller than the average property size of 107.5sqm within a 1km radius over the last 180 days, suggesting efficient use of space for its size.
- Value Optimization Opportunity: Investing in insulation, new windows, and a more efficient heating system to improve the BER from D2 to B2 could unlock significant capital appreciation and reduce annual energy bills by an estimated €1,000-€1,400.
- Hypothesis: Given that 100% of properties within a 1km radius have an unknown BER rating, this D2 rating, while not ideal, provides a clear opportunity for the new owner to add significant value by undertaking energy efficiency upgrades, which are likely to be a strong selling point in future transactions given the lack of comparable data on existing BER ratings in the immediate vicinity.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 14, 27, 123, and 128, providing direct access to Dublin city centre and surrounding areas, with the nearest DART station at Kilbarrack approximately 1.5km away.
Details
- Local Education & Healthcare: Proximity to schools like Scoil Ide and St. Mary's Secondary School, along with Beaumont Hospital just a 10-minute drive away, enhances family appeal and convenience.
- Retail & Recreation: Residents have convenient access to Northside Shopping Centre and a variety of local shops and cafes in Raheny village, as well as St. Anne's Park for leisure activities.
- Hypothesis: The consistent €43,771 price difference between asking and sale prices within a 1km radius over the last 180 days, combined with the availability of direct bus routes to key employment hubs and the presence of established family amenities, suggests that properties in this location command a consistent premium for convenience and lifestyle, which is likely to be sustained.
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.