28 Brookford, Rush, Co. Dublin, K56 A621
16 homes sold nearby. See what they went for — and what to bid on this one.
€465,000 · 3 Bed · 3 Bath · 95m² · Semi-D
Market Position
At the Upper End of Local Sales
At €465,000, 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 · 12mo 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 €465,000, 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 €23,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €465,000, 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.
€23,250
That's what overbidding by just 5% on a €465,000 home costs you — before interest.
A €19 check before a €465,000 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
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 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
16
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±8%
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 |
|---|---|---|---|
| 6 An Gort, Old Road, Rush, Dublin | 2025-08-19 | — | |
| 8 An Gort, Old Road, Rush, Dublin | 2025-08-15 | — |
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 Rating Advantage: A B BER rating positions this property favorably, with estimated annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of similar size.
Space Efficiency: The 95m² size with 3 bedrooms and 3 bathrooms offers a good space-to-room ratio, suggesting efficient use of internal space and suitability for small families or couples requiring extra rooms.
Value Optimization Potential: While the BER is good, a strategic upgrade from B to A2 would likely cost €5,000-€8,000 but could increase the property's value by €8,000-€12,000, representing a potential investment opportunity.
Hypothesis: The presence of 3 bathrooms in a 95m² semi-detached property, combined with a B BER rating, suggests that similar properties in Rush will see a sustained demand and a 3-5% price uplift compared to those with only 2 bathrooms, as buyers increasingly value modern convenience and lower energy bills.
Amenities
Transport Connectivity: Rush is served by Dublin Bus routes 33, 33a, and 33b, providing links to Dublin city center, with Rush/Lusk train station offering further commuter options via the DART line.
Local Conveniences: Residents have access to local amenities such as Tesco, Lidl, and a range of local shops and cafes, as well as healthcare facilities like the Rush Health Centre.
Family & Lifestyle Amenities: The area boasts several schools including Rush National School and St. Mary's Secondary School, alongside parks like Kenure Park and local sports facilities, enhancing its family-friendly appeal.
Hypothesis: The direct access to Dublin Bus routes (e.g., 33) and the proximity of Rush/Lusk DART station will continue to drive property value appreciation in Rush, with properties within a 1km radius of the station potentially seeing a 7-10% higher valuation compared to those further afield, assuming continued investment in public transport infrastructure.
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.