20 Rathlin Road, Drumcondra, Dublin 9, D09 Y381
86 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 1 Bath · 78m² · Terrace
Market Position
Below Typical Sale Prices
At €495,000, 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.
86 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 86 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
86 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 3% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
86
Transactions Analysed
Within 1.5km
11 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 · 86 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Rathlin Rd, Dublin 9, Dublin, Dublin 9, Dublin | 2025-01-20 | 72m² | |
| 34 Rathlin Rd, Glasnevin, Dublin 9, Dublin 9, Dublin | 2025-01-10 | 71.2m² |
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
Significant BER Upgrade Potential: The F BER rating indicates substantial room for improvement; upgrading to a C3 BER could cost an estimated €10,000 - €15,000, potentially increasing the property's value by €20,000 - €30,000 and reducing annual energy costs from approximately €2,200-€2,800 to €1,200-€1,600.
Details
- Compact Living Space: At 78m², this terrace house is smaller than the average property size of 108.9m² sold within 1km over the last 180 days, meaning it offers less space relative to typical local sales.
- Value Optimization Opportunity: Given the F BER rating, strategic insulation upgrades and modern heating system installations, costing an estimated €10,000-€15,000, could realistically boost the property's market value by €20,000-€30,000 and improve its appeal significantly against the 100% BER unknown status of recent local sales.
- Hypothesis: The prevalence of 100% BER unknown across all recent sales metrics (1km, 3km, 5km radii) suggests that BER ratings are not a primary driver of immediate sale price within the specified radii, but the F rating on this property represents a significant, quantifiable opportunity for value enhancement and future cost savings that could give it a distinct advantage over similar unrated properties if addressed proactively.
Amenities
Excellent Transport Hub: The property is well-served by Dublin Bus routes 1, 13, 16, 33, 40, 41, 53, 70, 120, 123, 140, and 142, providing direct access to Dublin city centre and surrounding areas, with the Drumcondra train station approximately 1km away.
Details
- Convenient Local Amenities: Within a 1km radius, residents have access to major supermarkets like Lidl and Tesco, as well as local shops, the Mater Private Hospital, and a range of cafes and restaurants along Drumcondra Road, enhancing daily convenience.
- Family & Education Focused: Proximity to primary schools such as St. Patrick's National School (600m) and secondary schools like St. Aidan's CBS (1.2km) and secondary schools like Scoil Mhuire (700m) within walking distance, alongside local playgrounds and parks like Griffith Park (800m), makes the area attractive for families.
- Hypothesis: While the immediate 1km radius shows strong demand for apartments (25.49% of sales), the significant number of house sales (74.51% over 180 days) in the same radius, coupled with this property's proximity to multiple primary and secondary educational institutions and the 1km distance to a train station, indicates that the commuter-friendly nature and family-oriented services are likely the primary value drivers for houses in this specific Drumcondra location, potentially outweighing the slight size disadvantage compared to the average sold property.
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.