21 Pelletstown Avenue, Royal Canal Park, Ashtown, Dublin 15
10 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 5 Bed · 4 Bath · 149m² · End of Terrace
Market Position
Priced Above Local Sales
At €695,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
10 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €695,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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
10
Transactions Analysed
Within 3.0km
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Court View, Earlswood, Dublin 15, Dublin 15, Dublin | 2025-10-17 | — | |
| 7 Rathborne Grove, Rathborne, Ashtown, Dublin 15, Dublin | 2024-12-02 | — |
Transactions within a 3.0km 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
Superior Energy Efficiency: With an A3 BER rating, this property offers significant annual energy cost savings of €1,000-€1,400 compared to typical D-rated properties of similar size, which face annual energy costs of €1,800-€2,200, whereas this A3 home's costs are estimated at €800-€1,200.
Details
- Generous Proportions: Spanning 149m² with 5 bedrooms and 4 bathrooms, this end-of-terrace house provides exceptionally spacious living areas, significantly surpassing the average 86m² property size in the 1km radius, making it ideal for larger families or those desiring ample space.
- Modern Configuration: The property's 5-bed, 4-bath layout is a premium offering compared to the 1km radius median of 3 beds and 1.5 baths, suggesting a contemporary build or recent upgrades that cater to modern living standards and a higher value proposition.
- Hypothesis: The combination of a top-tier A3 BER and spacious, multi-bedroom configuration (149m², 5-bed, 4-bath) positions this property as a highly sought-after asset in a market where the majority of sales are smaller, lower-spec homes (median 86m², 3-bed, 1.5-bath), potentially commanding an even greater premium as energy efficiency becomes a driving factor for buyers.
Amenities
Excellent Transport Connectivity: Located in Royal Canal Park, Ashtown, the property benefits from close proximity to Ashtown Train Station (Maynooth Line to City Centre), Broombridge Luas Stop (Green Line connection, approximately 2.5km away), and direct access to Dublin Bus routes like the 120 and 122, enhancing commuter convenience.
Details
- Comprehensive Lifestyle Hub: The area offers a robust selection of lifestyle amenities including Aldi, SuperValu, and Tesco Express supermarkets within Royal Canal Park, local cafes like The Royal Canal Cafe, and various restaurants, ensuring daily conveniences are met within easy reach.
- Family-Friendly Environment: Ashtown provides strong educational options with Pelletstown Educate Together National School and St. John Bosco's Youth Centre nearby, complemented by direct access to the expansive Phoenix Park (approximately 1.5km away) and the Royal Canal Way for walking and cycling, alongside local clinics and pharmacies, fostering a community-oriented lifestyle.
- Hypothesis: The ongoing development within Royal Canal Park and the planned expansion of local services and retail, combined with existing strong transport links, suggest that Ashtown will continue to grow as a desirable, self-contained community, increasing property values for modern, energy-efficient homes like this one, as more amenities become operational.
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.