20 Forge Lane, Lusk Village, Lusk, County Dublin
15 homes sold nearby. See what they went for — and what to bid on this one.
€435,000 · 3 Bed · 3 Bath · 97m² · Semi-D
Market Position
At the Upper End of Local Sales
At €435,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
15 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 €435,000, 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 €21,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €435,000, 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.
€21,750
That's what overbidding by just 5% on a €435,000 home costs you — before interest.
A €19 check before a €435,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
15
Transactions Analysed
Within 1.5km
9 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Forge Lane, Lusk Village, Lusk, Dublin | 2025-04-25 | 122m² | |
| 11 Huntsmans Rd, Lusk, Dublin, Dublin | 2025-10-17 | 91m² |
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
A3 BER Efficiency: This property's A3 BER rating offers significant advantages, potentially resulting in annual energy costs of €800-€1,200, compared to €1,800-€2,200 for a typical D-rated home of similar size.
Value Optimisation Potential: Upgrading from the current A3 BER to a higher A1 or A2 rating would involve minimal cost, likely under €2,000, and could marginally increase market appeal and potentially future resale value by 1-2%.
Space Efficiency: At 97m², this 3-bed, 3-bath semi-detached property offers a good balance of living space for its type, with a healthy 3.0 bathrooms for 3.0 bedrooms, suggesting efficient layout and high usability for families.
Hypothesis: While A3 BER is excellent, the 97m² size could be enhanced for higher value by optimizing living areas for open-plan flow, potentially adding €10,000-€15,000 in value if executed with modern design trends seen in 1km_180d_median_sale_price_same_broad_type (€410,000) versus same_type (€434,000) sales.
Amenities
Commuter Connectivity: Lusk Village is served by Dublin Bus routes 33, 203, and 216, providing direct access to Dublin City Centre and surrounding towns.
Local Conveniences: Residents have access to the local Lusk Village Centre which includes a SuperValu supermarket, pharmacies, and a range of independent shops and cafes, all within a short walk.
Educational Proximity: The area is well-catered for with Lusk National School, Rush National School, and St. Laurence College secondary school all located within a 3km radius.
Hypothesis: The proximity to Lusk Train Station (approximately 1.5km) with direct DART services to Dublin City Centre, combined with the existing bus routes, creates a strong commuting hub that could justify an additional 2-4% premium on property values compared to areas with less integrated transport.
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.