2 Woodland Park, Rush, Co. Dublin, K56 NR12
21 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 3 Bed · 1 Bath · 100m² · Semi-D
Market Position
Priced Within Local Sold Range
At €445,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 11mo 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 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 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
21
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±8%
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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Woodlands Park, Rush, Dublin, Dublin | 2026-01-08 | 100m² | |
| 12 Woodbury, Park Road, Rush, Dublin | 2025-06-26 | 99.6m² |
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
Efficient C1 BER: With a C1 BER rating, this property offers significant energy efficiency, with estimated annual energy costs of €1,200-€1,600, potentially saving buyers €600-€1,000 annually compared to a D-rated property of similar size.
Above Average Size: At 100 square meters, this semi-detached home offers more living space than the average 93 square meters for properties sold within a 1km radius over the last 180 days, enhancing its value proposition.
Standard Bed-Bath Configuration: The property's 3-bedroom and 1-bathroom configuration aligns with the median bedroom count in the 1km radius over the last 180 days, while the single bathroom is consistent with recent 30-day sales.
Hypothesis: While the BER is a strong C1, investing approximately €3,000-€5,000 to potentially upgrade to a B-rating could further reduce energy costs and add a competitive edge in a market where energy efficiency is becoming a key differentiator, potentially boosting resale value by €5,000-€8,000.
Amenities
Essential Transport Access: The property offers access to Dublin Bus routes 33, 33a, and 33x, providing direct links to Dublin City Centre, while Rush & Lusk Train Station is approximately 3km away, offering commuter rail services.
Local Family Amenities: Families benefit from proximity to St. Catherine's National School and Rush Community School, while local lifestyle is enhanced by easy access to Rush South Beach and Kenure Park for recreation.
Convenient Local Services: Residents have convenient access to essential services including SuperValu Rush and Lidl Rush for groceries, with local pharmacies and Rush Health Centre providing immediate healthcare needs.
Hypothesis: The ongoing development of public transport infrastructure in Fingal, particularly potential future expansions of bus corridors or more frequent train services from Rush & Lusk, could significantly enhance commuter appeal and boost property values in Woodland Park, reducing reliance on private vehicles.
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.