17 bewley drive, willsbrook woods, lucan, co. dublin, k78 hd92
130 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 4 Bed · 3 Bath · 11928m² · Semi-D
Market Position
Priced Within Local Sold Range
At €545,000, this home is priced within the typical range of 130 recent closed sales nearby. There's room to negotiate — seller leverage is 4.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
130 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 €545,000, 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 €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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 130 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €545,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
130 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 2.5% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
130
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±10%
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 · 130 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Bewley Dr, Lucan, Dublin, Dublin | 2024-11-04 | 121m² | |
| 23 Bewley Ave, Willsbrook Woods, Lucan, Dublin | 2024-10-24 | 116m² |
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
Energy Efficiency: With a C2 BER rating, this property's annual energy costs are significantly lower than properties with poorer ratings; typically, C-rated homes have annual energy costs of €1,200-€1,600 compared to €1,800-€2,200 for D-rated properties of similar size, saving €600-€1,000 annually.
Details
- Optimal Configuration: With 4 bedrooms and 3 bathrooms, this semi-detached property offers a desirable configuration above the local median of 3 bedrooms and 3 bathrooms for sales within a 1km radius, appealing to growing families.
- Investment Potential: The property's current asking price of €545,000 is nearly €68,500 below its estimated market value of €613,533, indicating a strong upside potential for capital appreciation for a buyer.
- Hypothesis: While the property's stated size of 11928m² is an outlier, its C2 BER and preferred 4-bed configuration for a semi-detached house position it as a highly attractive and energy-efficient option that aligns well with the strong demand for larger family homes in the Lucan area, driving its inherent value.
Amenities
Transport Connectivity: Excellent connectivity is provided by numerous Dublin Bus routes serving Lucan, including the 25A, 25B, 66, and 67, offering direct links to Dublin city centre, complemented by convenient access to the N4 and M50 motorways.
Details
- Lifestyle Hub: The area offers a wealth of lifestyle amenities including Liffey Valley Shopping Centre for retail needs, Griffeen Valley Park for green space and recreation, and a variety of local restaurants and cafes in Lucan Village.
- Family-Friendly Environment: Residents benefit from proximity to reputable educational facilities such as Lucan Community College and Griffeen Valley Educate Together National School, alongside local childcare services and healthcare options like Lucan Medical Centre, enhancing family appeal.
- Hypothesis: The blend of specific bus routes providing essential city links, combined with a strong selection of local schools, shopping centers, and green spaces like Griffeen Valley Park, underpins the consistent demand for family homes in Willsbrook Woods, ensuring long-term property value stability and growth.
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.