18 Rathborne Drive, Dublin 15, Royal Canal Park, Dublin 15, D15 EA06
105 homes sold nearby. See what they went for — and what to bid on this one.
€355,000 · 2 Bed · 2 Bath · 70m² · Apartment
Market Position
Below Typical Sale Prices
At €355,000, 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.
105 closed sales nearby · 9mo 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 €355,000, 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 €17,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €355,000, 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.
€17,750
That's what overbidding by just 5% on a €355,000 home costs you — before interest.
A €19 check before a €355,000 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 105 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €355,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
105 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 12.9% 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
105
Transactions Analysed
Within 1.5km
9 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 · 105 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Rathborne Dr, Earlswood, Ashtown Dublin 15, Dublin 15, Dublin | 2025-12-16 | 70m² | |
| 2d Rathborne Dr, Rathborne, Dublin 15, Dublin 15, Dublin | 2025-11-20 | 82m² |
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 Advantage: With a C1 BER rating, this property offers good energy efficiency, with estimated annual energy costs of €1,200-€1,600, potentially saving buyers approximately €600-€1,000 annually compared to an average D-rated property of similar size, which might incur costs of €1,800-€2,200.
Details
- Optimised Layout: At 70m² with 2 bedrooms and 2 bathrooms, this apartment is efficiently designed and well-configured, aligning perfectly with the median bedroom and bathroom count for properties sold within a 1km radius.
- Size Alignment: The property's 70m² size is slightly below the average property size of 84m² sold within a 1km radius over the last 180 days, indicating it offers a compact yet functional living space well-suited for its apartment type.
- Hypothesis: While the property's C1 BER is solid, an upgrade to B2, potentially costing €4,000-€8,000 through measures like enhanced insulation or PV panels, could not only boost its market appeal in an increasingly eco-conscious market but also command a premium of €8,000-€15,000 at resale due to increased long-term savings.
Amenities
Exceptional Connectivity: The property benefits from direct access to Ashtown Train Station (approximately 500m), offering regular services to Connolly Station, and is well-served by Dublin Bus routes 120 and 122 on Rathborne Avenue, providing efficient links to Dublin City Centre.
Details
- Convenient Lifestyle Hub: Residents have immediate access to local amenities including an Aldi supermarket (approximately 200m) and the shops, cafes, and restaurants within Rathborne Village (approximately 600m), with the expansive Blanchardstown Shopping Centre just a 10-minute drive away for broader retail options.
- Family-Friendly & Recreational: Excellent educational facilities are nearby, including St. John Bosco's Junior School (approximately 800m) and St. Ciaran's National School (approximately 1.2km), while the Royal Canal Greenway offers immediate recreational opportunities for walking and cycling, connecting directly to Phoenix Park (approximately 2km).
- Hypothesis: The ongoing development of new residential units and commercial spaces within Royal Canal Park and the wider Ashtown area, combined with direct access to the Royal Canal Greenway and improved public transport links, will significantly enhance local property values by fostering a vibrant, self-sufficient community with growing demand.
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.