3 Fforster Green, Ballydowd Manor, Lucan, Co. Dublin, K78 X462
149 homes sold nearby. See what they went for — and what to bid on this one.
€455,000 · 3 Bed · 3 Bath · 122m² · Semi-D
Market Position
Below Typical Sale Prices
At €455,000, 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.
149 closed sales nearby · 10mo 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 €455,000, 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 €22,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €455,000, 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.
€22,750
That's what overbidding by just 5% on a €455,000 home costs you — before interest.
A €19 check before a €455,000 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 149 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €455,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
149 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.5% 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
149
Transactions Analysed
Within 1.5km
10 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 · 149 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Fforster Way, Ballydowd Manor, Lucan, Dublin | 2025-01-09 | 99m² | |
| 23 Fforster Green, Ballydowd Manor, Lucan, Dublin | 2024-10-11 | 86m² |
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
Energy Efficient Home: Boasting a C1 BER rating, this property offers estimated annual energy costs of €1,200-€1,600, providing significant savings of €400-€1,300 compared to typical D-rated properties of similar size which cost €2,000-€2,500 annually.
Details
- Spacious Living: This 122m² semi-detached house provides a generous living area, making it 28m² larger than the average property size of 94m² sold within a 1km radius over the past 180 days, enhancing comfort and appeal.
- Optimal Configuration: With 3 bedrooms and 3 bathrooms, the property aligns perfectly with the median configuration for sales within a 1km radius over the last 180 days, indicating a layout that meets local buyer preferences.
- Hypothesis: While the C1 BER is strong, a strategic investment of €5,000-€8,000 to upgrade to a B2 rating could further reduce annual energy costs and potentially add €10,000-€15,000 to the property's value, capitalising on growing demand for highly energy-efficient homes in Lucan.
Amenities
Commuter Convenience: Excellent public transport links are available, with Dublin Bus routes such as 25A, 25B, 66, and 67 serving Lucan, providing direct connections to Dublin City Centre, while Adamstown Train Station is approximately 3km away for rail commuters.
Details
- Educational Hub: The property is ideally located for families, with proximity to highly-regarded institutions like St. Mary's Primary School, St. Joseph's GNS, and Lucan Community College, all within a 2km radius.
- Local Lifestyle: Residents benefit from a range of lifestyle amenities including Lucan Shopping Centre (SuperValu), Griffeen Valley Park for recreation, and numerous cafes and restaurants in historic Lucan Village, all easily accessible.
- Hypothesis: Ongoing planned improvements to cycling and walking infrastructure in Lucan, coupled with the existing comprehensive public transport network, will likely further enhance the area's desirability and property values, particularly for those seeking sustainable commuting options.
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.