21 Peyton Court, Rathcoole, Co. Dublin
16 homes sold nearby. See what they went for — and what to bid on this one.
€369,000 · 2 Bed · 2 Bath · 86m² · Apartment
Market Position
At the Upper End of Local Sales
At €369,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 closed sales nearby · 8mo 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 €369,000, 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 €18,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €369,000, 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.
€18,450
That's what overbidding by just 5% on a €369,000 home costs you — before interest.
A €19 check before a €369,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €369,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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 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
16
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±9%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 27 Peyton Court, Rathcoole, Dublin, Dublin 24, Dublin | 2025-05-15 | 82m² | |
| Apt 46 Block D The Courthouse, Main Street, Rathcoole, Dublin 24, Dublin | 2025-11-21 | 70m² |
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 Value Proposition: The B1 BER rating suggests an annual energy cost saving of approximately €800-€1,200 compared to a D-rated property of similar size in the area, representing good energy efficiency.
Details
- Space Efficiency: This 86m² apartment offers a comfortable living space with 2 bedrooms and 2 bathrooms, aligning well with market demand for compact, yet functional, two-bedroom units.
- Value Optimization: The B1 BER rating, combined with 2 bedrooms and 2 bathrooms, offers a strong baseline for modern living, with potential to further enhance value through minor cosmetic upgrades that would cost an estimated €3,000-€6,000 to complete.
- Hypothesis: A targeted upgrade from a B1 to an A3 BER rating for apartments of this size in Rathcoole, costing approximately €5,000-€8,000 in insulation and heating system improvements, could yield a capital value increase of 4-6% or €14,000-€21,000 based on current market premiums for superior energy efficiency.
Amenities
Transport Links: Residents have access to Dublin Bus routes 68, 69, and 70, which provide direct connections to Dublin City Centre and surrounding areas, facilitating easy commuting.
Details
- Local Essentials: Key amenities within a short drive include The Square Shopping Centre in Tallaght (5km), local shops in Rathcoole village, and facilities like Belgard Castle Golf Club (2km).
- Green Spaces: Proximity to Corkagh Park (3km) offers residents ample opportunities for recreation, walking, and outdoor activities, enhancing lifestyle quality.
- Hypothesis: The development of the planned Metro North extension servicing areas south-west of Dublin, including potential extensions or improved connectivity to Rathcoole, could significantly boost property values in this area by 10-15% within five years by reducing commute times to key employment hubs.
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.