17 Watermill Road, Raheny, Dublin 5
34 homes sold nearby. See what they went for — and what to bid on this one.
€565,000 · 3 Bed · 2 Bath · 120m² · End of Terrace
Market Position
Below Typical Sale Prices
At €565,000, 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.
34 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 €565,000, 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 €28,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €565,000, 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.
€28,250
That's what overbidding by just 5% on a €565,000 home costs you — before interest.
A €19 check before a €565,000 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 34 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €565,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
34 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 size-adjusted median, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.3% 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
34
Transactions Analysed
Within 1.5km
7 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 · 34 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Watermill Park, Raheny Dublin 5, Dublin, Dublin 5, Dublin | 2025-02-06 | 96m² | |
| 554 Howth Rd, Raheny, Dublin 5, Dublin 5, Dublin | 2025-09-17 | 94m² |
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 Deficit: The property's BER F rating indicates poor energy efficiency, suggesting potential annual energy costs of €2,500-€3,500, significantly higher than the €1,000-€1,800 for more efficient B-rated properties of similar size.
Details
- Upgrade Investment Opportunity: Upgrading the BER from F to a more desirable B2/C1 rating could cost an estimated €20,000-€35,000, yet this investment is projected to increase the property's market value by €30,000-€50,000, offering a clear return.
- Spacious & Well-Configured: At 120m² with 3 bedrooms and 2 bathrooms, this end-of-terrace house offers more space than the average 115m² property and an additional bathroom compared to the median 1 bathroom in the 1km radius, enhancing its liveability.
- Hypothesis: The substantial potential for value increase through a BER upgrade, coupled with its already attractive size and bathroom count for the area, suggests that a buyer investing in energy efficiency improvements could quickly unlock significant equity, positioning the property competitively in a market that increasingly values sustainable homes.
Amenities
Exceptional Connectivity: Residents benefit from excellent public transport links with Raheny DART station just a short walk away, providing direct access to Dublin City Centre, complemented by numerous Dublin Bus routes (e.g., 29a, 31, 32) on the Howth Road.
Details
- Abundant Lifestyle Options: The property is minutes from the expansive St. Anne's Park and Dollymount Strand on Bull Island, offering vast green spaces and coastal activities, alongside local cafes like Relish and retail options at SuperValu Raheny.
- Family & Education Hub: Ideal for families, the area boasts a selection of reputable schools including Scoil Áine (Raheny) and Manor House School, coupled with convenient childcare facilities like Watermill Montessori, all within close proximity.
- Hypothesis: The combination of top-tier educational facilities and unparalleled access to significant green and coastal recreational spaces like St. Anne's Park and Bull Island suggests a sustained premium on property values in Raheny, as these lifestyle factors become increasingly sought after in urban living.
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.