28 Rathborne Avenue, Ashtown, Dublin, Ashtown, Dublin 15, D15 CH2C
7 homes sold nearby. See what they went for — and what to bid on this one.
€639,000 · 4 Bed · 4 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €639,000, 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.
7 closed sales nearby · 12mo recency · Moderate 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 €639,000, 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 €31,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €639,000, 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.
€31,950
That's what overbidding by just 5% on a €639,000 home costs you — before interest.
A €19 check before a €639,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €639,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±17%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Pelletstown Avenue, Rathborne, Ashtown, Dublin | 2025-05-19 | 129m² | |
| 8 Kempton Grove, Navan Rd, Dublin 7, Dublin 7, Dublin | 2025-01-20 | 167m² |
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 Advantage: The A2 BER rating offers substantial energy savings, with estimated annual energy costs of €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size, saving approximately €1,000-€1,400 annually.
Details
- Spacious Living: At 120.0m², this property is 45.5% larger than the average property size of 82.49m² sold within 1km over 180 days, offering significantly more living space than typical local offerings.
- Value Optimization Opportunity: While the BER is excellent, a hypothetical upgrade from A2 to A1 could cost approximately €2,000-€4,000 but might add an estimated €5,000-€8,000 to the property's value, further enhancing its premium market position.
- Hypothesis: The high standard of energy efficiency (A2 BER) and generous size of this detached property position it strongly in a market where energy costs are a growing concern, suggesting that properties with superior quality metrics command a sustainable premium that is likely to appreciate as environmental regulations tighten.
Amenities
Transport Hub Access: Located in Ashtown, this property benefits from direct access to Dublin Bus routes 38, 38a, 38b, 38d, 39, 39a, 70, 76, 120, 122, 220 and is within walking distance to Ashtown Train Station, providing excellent connectivity to Dublin city centre and surrounding areas.
Details
- Educational and Healthcare Proximity: Nearby educational facilities include St. Oliver Plunkett's National School and St. Declan's Community College, while Connolly Hospital is a short drive away, offering convenient access to essential services.
- Local Lifestyle Amenities: Residents have access to local shopping at the Coolmine Shopping Centre, a variety of restaurants and cafes in the vicinity, and the expansive green space of the Phoenix Park, offering excellent lifestyle amenities within a 2km radius.
- Hypothesis: The continuous development and planned upgrades to public transport infrastructure in the Dublin 15 area, including potential enhancements to the Royal Canal Greenway and improved bus services, will likely further increase the desirability and property values of well-connected locations like Ashtown, making this property a strong long-term investment.
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.