20 Ceol Na Mara, Rush, Co. Dublin, K56 RY91
11 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 2 Bed · 1 Bath · 67m² · Apartment
Market Position
Priced Within Local Sold Range
At €280,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 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 €280,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €25 check before a €280,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Woodland Court, Main St Lower, Rush, Dublin | 2024-10-23 | — | |
| 17 Woodlands Court, Rush, Co. Dublin, Dublin | 2025-02-19 | 75m² |
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 B3 Efficiency: The B3 BER rating suggests moderate energy efficiency, with estimated annual energy costs likely falling between €1,200-€1,800, offering savings compared to properties with lower ratings.
Size Advantage: At 67.0m², this 2-bedroom apartment is reasonably sized for the local market, offering more space than many smaller units that might be prevalent in high-density areas.
Value Optimization Opportunity: Upgrading from a B3 to a B1 or A2 BER rating could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, enhancing its long-term appeal and reducing running costs.
Hypothesis: Given the B3 BER rating, investing in further insulation and a more efficient heating system could not only align with increasing market demand for sustainable homes but also yield an ROI of 150% or more on the upgrade cost, making it a smart value-add for future resale in this area.
Amenities
Transport Links: The property is served by Dublin Bus routes 33, 33a, 33b, and 101, providing direct access to Dublin City Centre and surrounding areas, while the train station at Rush is approximately 1.5km away for further connectivity.
Local Conveniences: Residents have access to the shops and services in Rush village, including Donnybrook Fair, Tesco, and various local eateries, with pharmacies and a Garda Síochána station also present.
Family & Green Spaces: Proximity to local schools such as Rush National School and St. Andrew's National School, along with the nearby North Beach and various parks, offers attractive lifestyle options for families.
Hypothesis: The limited direct public transport links to major employment hubs like the Docklands or Sandyford (requiring bus changes and longer commutes) may be a factor limiting higher price ceilings for apartments in Rush compared to areas directly serviced by the Luas or DART, despite good local amenities.
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.