24 The Glebe, Lucan,, Co. Dublin, K78 Y922
111 homes sold nearby. See what they went for — and what to bid on this one.
€435,000 · 3 Bed · 1 Bath · 84m² · Semi-D
Market Position
Priced Within Local Sold Range
At €435,000, this home is priced within the typical range of 111 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
111 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 €435,000, get your opening offer, best-and-final range, and walk-away ceiling.
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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 111 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
111 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 median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
111
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±12%
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 · 111 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Cherbury Park Ave, Lucan, Dublin, Dublin | 2025-01-17 | 82m² | |
| 10 St Finians Close Lucan, Dublin, Dublin | 2025-10-20 | 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 Efficiency Gap: The C2 BER rating suggests potential for energy cost savings; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while reducing annual energy costs from approximately €1,500-€2,000 to €800-€1,200.
Compact Living Value: At 84m², this semi-detached home offers a practical living space, fitting the median sale price of €460,000 within its 1km radius, suggesting efficient use of space for its size and price point.
Optimisation Opportunity: The difference between the property's estimated value (€460,126) and its asking price (€435,000) presents a €25,126 opportunity for buyers to invest in upgrades, such as enhancing the BER or modernizing the interior, to further maximize its market value.
Hypothesis: Given the €460,000 median sale price for similar properties within 1km and the €490,000 median sale price for semi-detached homes specifically, the C2 BER rating, while adequate, represents a key area for value optimization; investing in energy efficiency improvements could not only reduce annual running costs by an estimated €700-€800 but also close the remaining €30,000 gap to the median sale price of comparable same-type properties.
Amenities
Transport Access: This property is well-connected by Dublin Bus routes 25, 66, and 67, offering direct links to Dublin city centre and surrounding areas.
Local Conveniences: Residents have access to essential amenities including SuperValu Lucan and a range of local shops and cafes, with Phoenix Park a short drive away for recreational activities.
Family & Education Focus: Proximity to schools such as St. Mary's Boys National School and Colaiste Laichtín provides strong educational options for families in the area.
Hypothesis: The combination of direct bus routes (25, 66, 67) and the proximity to major retail centres like Liffey Valley Shopping Centre within a 5km radius, coupled with the developing infrastructure in the wider Lucan area, suggests a potential for increased property value driven by enhanced commuter accessibility and lifestyle amenities in the medium term.
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.