31 The Close, Orlynn Park, Lusk, Co. Dublin, K45 Y285
15 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 3 Bath · 118m² · Semi-D
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 9mo 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±10%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 153b Orlynn Park, Lusk, Orlynn Park, Dublin | 2025-11-18 | 89m² | |
| 96 Orlynn Park, Lusk, Dublin, Dublin | 2025-08-29 | 127.7m² |
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 Efficiency Opportunity: With a C2 BER rating, upgrading to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and lowering annual energy costs by €600-€1,000 compared to its current rating.
Space Efficiency: The property offers 118.0m² of living space with 3 bedrooms and 3 bathrooms, providing a comfortable size for a family, aligning well with the average size of properties sold in the 1km radius (€436,123 median sale price).
Value Optimization Potential: Given the BER C2, investing in energy efficiency upgrades could yield a strong return, enhancing market appeal and reducing long-term operational costs, especially when compared to C2-rated properties in a market where higher BERs are increasingly valued.
Hypothesis: The presence of 3 bathrooms for a 3-bedroom semi-detached property suggests a configuration designed for modern family living and guest convenience, which may command a slight premium over properties with fewer bathrooms, even with a C2 BER rating, particularly in areas with high family demand.
Amenities
Transport Connectivity: While specific routes are not detailed, Lusk is served by Dublin Bus routes 33, 41c, and 101, connecting to Dublin city centre and Dublin Airport, and is within reasonable proximity to train stations at Donabate and Rush, offering viable commuter options.
Local Services Access: Lusk village provides essential amenities including shops like Tesco, local pharmacies, and primary schools such as Lusk National School and St. Oliver Plunkett's National School, catering to daily needs.
Family & Lifestyle Options: The area benefits from proximity to recreational facilities within Lusk, including pitches for local GAA and soccer clubs, and access to coastal walks in nearby Rush and Skerries, offering a balanced lifestyle.
Hypothesis: The ongoing development plans for the Northern Cross Route and potential expansion of public transport links in North Dublin could significantly improve connectivity for Lusk residents in the coming years, potentially increasing property values through enhanced commuter access to employment hubs.
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.