31 Hillcrest Avenue, Hillcrest, Lucan, Co. Dublin, K78 V8P7
18 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 1 Bath · 82m² · Terrace
Market Position
Below Typical Sale Prices
At €325,000, 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.
18 closed sales nearby · 13mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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 median of comparable sales, 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 5.9% 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
18
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±19%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 30 The Paddocks Drive, Adamstown, Lucan, Dublin | 2025-10-01 | 68m² | |
| 10 Gandon Way, Gandon Park, Lucan, Dublin | 2025-05-15 | 116m² |
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 Improvement Opportunity: Upgrading the D BER rating to a B2 standard for this 82m² property could cost approximately €8,000-€12,000, but could potentially increase its market value by €15,000-€20,000 based on local trends.
Size Efficiency: At 82m², this 3-bedroom, 1-bathroom terrace house is standard for its type, but a single bathroom may present a constraint for larger families, potentially impacting its appeal and resale value compared to properties with more bathrooms.
Value Optimization Potential: While the property's BER rating is D, strategic energy efficiency upgrades, costing an estimated €8,000-€12,000 for a B2 rating, could unlock an additional €15,000-€20,000 in property value.
Hypothesis: Given the D BER rating and single bathroom configuration, the property's current estimated value of €368,905 may be overstating its potential without essential upgrades, and the market may only value it closer to its asking price until such improvements are made, suggesting a short-term opportunity for a savvy buyer to secure a bargain.
Amenities
Transport Connectivity: This area is served by Dublin Bus routes 25, 25A, 25B, 25D, 66, 66A, 66B, 67, and 67A, providing excellent connectivity to Dublin city centre and surrounding areas.
Local Conveniences: Residents have access to Lucan Shopping Centre (1km) with a SuperValu supermarket and various retail outlets, as well as local pharmacies and GP services within a 1.5km radius.
Family & Lifestyle Hub: The property is within 2km of St. Mary's National School and Lucan Community College, and close to Griffeen Valley Park (1.5km) and local cafes like The Penny Grill.
Hypothesis: The proximity to multiple Dublin Bus routes and the recent investment in infrastructure around Lucan, including potential future transport links, suggest a growing desirability for this area, which could lead to increased property values for well-maintained homes like this one, particularly if a second bathroom is added.
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.